116 E Smith St · Hicksville, OH 43526

$124,000

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 75 Days on market

Built 1900 0.30 ac lot Est $166k · 25% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.5/30.0
• ARV discount +15.0/15.0
• Schools +6.4/10.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Living area reported as 1,540 (source: Assessor); Lot approximately 0.298 acres

Exterior

• Parking: Attached garage; Driveway; 2-car garage; Total parking for 8 vehicles
• Utilities: Cable available; Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-family house; Two levels (2 stories); Not attached to other structures; Assessor reported year built; Facing direction not specified
• Construction: Vinyl siding; Metal roof; Partial, unfinished basement; Other foundation
• Exterior features: Enclosed porch; City street frontage; Asphalt road

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom on main level; Bedroom 2 on upper level; Bedroom 3 on upper level; Bedroom 4 on upper level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: 9 total rooms; Other interior features
• Laundry & utility: Laundry on main level; Dehumidifier

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.5% in Hicksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#335 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hicksville Exempted Village (rural): math 78% / reading 75% proficiency, ranked #91 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hicksville Elementary School (math 76% / reading 73%, grade A, #272 of 1,584 statewide, top 19%, 360 students, 86% FRL); Hicksville Middle School (264 students, 0% FRL); Hicksville High School (math 80% / reading 78%, grade A-, #46 of 781 statewide, top 6%, 230 students, 0% FRL) — zoned schools average 29% FRL vs 44% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 27 active listings in the ZIP; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Defiance County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $166,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 E Smith St	0.00mi	4/2.0	1,540 (0%)	1mo	$140,000	$91	99
424 E High St	0.31mi	3/2.0 (-1)	1,555 (+1%)	7mo	$167,500	$108	73
505 E Smith St	0.32mi	3/1.0 (-1)	1,568 (+2%)	7mo	$127,500	$81	67
601 E Cornelia St	0.37mi	3/2.5 (-1)	1,552 (+1%)	9mo	$260,000	$168	67
319 W High St	0.51mi	4/1.5	1,492 (-3%)	4mo	$75,000	$50	65
201 N Maple St	0.07mi	3/1.0 (-1)	1,330 (-14%)	2mo	$137,000	$103	63
110 Sholl Ter	0.48mi	4/2.0	1,655 (+8%)	3mo	$180,000	$109	62
410 N Bryan St	0.32mi	3/2.0 (-1)	1,392 (-10%)	4mo	$197,000	$142	60
105 W Edgerton St	0.24mi	3/1.5 (-1)	1,325 (-14%)	2mo	$140,000	$106	57
202 Spencerville St	0.40mi	4/1.0	1,696 (+10%)	8mo	$175,000	$103	54
614 E Cornelia St	0.38mi	3/1.5 (-1)	1,320 (-14%)	6mo	$143,000	$108	47
505 Maple Ln	0.73mi	3/2.0 (-1)	1,744 (+13%)	9mo	$189,000	$108	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-12,553
• Equity at exit: $18,489

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,117
• Equity at exit: $10,721

Cash invested: $34,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43526

• Home prices YoY: -13.9%
• Active inventory: 27
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $118

Break-even live

Break-even rent $1,123

Max offer price $124,000

Occupancy floor 86%

Sensitivity live

Price	-10% $188	-5% $153	+0% $118	+5% $83	+10% $48
Rent	-10% $17	-5% $68	+0% $118	+5% $168	+10% $218
Rate	-1.0pp $180	-0.5pp $149	base $118	+0.5pp $86	+1.0pp $53

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-03-16
   historical Contingent
3. 2026-03-05
   listed $124,000 Active
4. 2025-10-14
   price $154,000 331-char remark

   Show marketing remark (331 chars)

   Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

5. 2022-04-22
   soldstatus $154,000 Closed 331-char remark

   Show marketing remark (331 chars)

   Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

6. 2022-04-22
   soldstatus $154,000

   Show marketing remark (331 chars)

   Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

7. 2022-04-20
   status Pending 331-char remark

   Show marketing remark (331 chars)

   Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

8. 2022-01-28
   historical Contingent 331-char remark

   Show marketing remark (331 chars)

   Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

9. 2021-12-28
   status Active 331-char remark

   Show marketing remark (331 chars)

   Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

10. 2021-12-17
    historical Contingent 331-char remark

    Show marketing remark (331 chars)

    Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

11. 2021-12-13
    listed $159,900 Active 331-char remark

    Show marketing remark (331 chars)

    Check out this four bedroom home! The house features gas forced air furnace and central air, new flooring and paint throughout the house, four nice sized bedrooms including a master bedroom, all new appliances, a two car attached garage, enclosed porch and a great location that is close to town! Call us today for an appointment!!

12. 2005-01-31
    soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,224 · $185/mo
• Projected year-2 tax: $2,224 · $185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,267
• − Mortgage interest: −$6,946
• − Property taxes: −$2,224
• − Insurance: −$620
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,607
• Taxable loss: −$573
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,551/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hicksville Exempted Village
• NCES district ID: 3904541
• Math proficiency: 78% ▼ -7.00%
• Reading proficiency: 75% ▼ -11.00%
• Median HH income: $45,008
• Composite: 64.3/100
• National rank: #558
• State rank: #91 of 656 in OH

Livability — Hicksville

• Score: 73/100
• State rank: #335
• US rank: #5490

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hicksville, OH
• County: Defiance · 37,898 people
• Population (ZIP): 6,270
• Household income: $66,688
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 9.4

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · German/W. Germanic 7% Spanish 5%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.40%
• Current HPI: 224.9764
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+37.8% since first listed

12 events — show timeline

• 2026-05-19 Pending — NORIS
• 2026-03-16 Contingent — NORIS
• 2026-03-05 Listed $124,000 NORIS
• 2025-10-14 Price Changed $154,000 NORIS
• 2022-04-22 Sold (Public Records) $154,000 Public Records
• 2022-04-22 Sold (MLS) $154,000 NORIS
• 2022-04-20 Pending — NORIS
• 2022-01-28 Contingent — NORIS
• 2021-12-28 Relisted — NORIS
• 2021-12-17 Contingent — NORIS
• 2021-12-13 Listed $159,900 NORIS
• 2005-01-31 Sold (Public Records) $90,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,224 · +1.4% YoY. Source: county tax records.