11081 County Road U · Napoleon, OH 43545

$79,900

3 bd · 2.0 ba · 1,206 sqft · SingleFamily · 5 Days on market

Built 1900 Poor condition 2.06 ac lot Est $65k · 23% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Farmhouse in Tiger Country situated on 2.06 acres. This home would take extensive remodeling. However, the property itself would be a great building lot. THIS IS A CASH ONLY PROPERTY. Tri-county Electric. The well is east of the driveway and the septic is located behind the garage. Large flat barn that is also in need of repair.

Key facts

• Building lot
• Septic behind garage
• Large flat barn

Tags

• 2.06 ACRES
• BUILDING LOT
• TRI-COUNTY ELECTRIC
• WELL EAST OF DRIVEWAY
• SEPTIC BEHIND GARAGE
• LARGE FLAT BARN

Property features AI

Exterior

• Parking: 2-car garage; Total parking for 10 vehicles; Driveway (gravel)
• Utilities: Electricity connected with circuit breakers; Private well water; Septic tank
• Home design: Single-family house; Two levels; No attached units or common walls
• Construction: Vinyl and wood siding; Shingle roof; Crawl space foundation; Built as a residential single family residence
• Exterior features: Enclosed porch; Barn(s); Level lot; County road frontage; Asphalt/paved road

Interior

• Kitchen: Eat-in kitchen; Water heater
• Bedrooms: Primary bedroom (Upper); Bedroom 2 (Upper); Bedroom 3 (Upper)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Ceiling fan(s) in living room; 6 total rooms
• Laundry & utility: Laundry on main level; Utility room (Main)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.3% vs local median 3.8% in Napoleon — 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 70/100 on livability (#484 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Liberty Center Local (rural): math 77% / reading 73% proficiency, ranked #93 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Liberty Center Middle School (math 76% / reading 73%, grade A, #88 of 654 statewide, top 14%, 320 students, 0% FRL); Liberty Center High School (math 67% / reading 72%, grade B, #106 of 781 statewide, top 16%, 303 students, 68% FRL).
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 18 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $65,124
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11081 County Road U	0.00mi	3/2.0	1,206 (0%)	1mo	$65,000	$54	99

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: 14.1%
• Equity multiple: 1.57×
• Total profit: $12,653
• Equity at exit: $11,913

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $44,033
• Equity at exit: $6,908

Cash invested: $22,372 (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 43545

• Home prices YoY: -19.6%
• Active inventory: 49
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $402

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   listed $79,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,489
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,324
• Taxable income: $3,772
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $3,915/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to its exterior and interior, including landscaping, roof, and HVAC. Significant value can be added through these upgrades, making it a potential cash-only investment.

Repairs flagged

• Major Large barn roof — Visible wear and tear on the roof from aerial view.
• Major Detached garage — Significant wear and tear visible on the exterior of the garage from aerial view.
• Major Landscaping — Sparse and unkempt landscaping visible from aerial view.
• Major HVAC/mechanicals — No interior photos available to assess HVAC/mechanicals condition, but likely in need of repair based on exterior condition.
• Major Interior walls and paint — No interior photos available to assess interior walls and paint condition, but likely in need of repair based on exterior condition.

Value-add opportunities

• Both Landscaping and exterior repairs — Improved landscaping and exterior repairs would enhance both resale and rental value.
• Both HVAC/mechanicals upgrade — Upgrading HVAC/mechanicals would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Interior repairs and paint — Repairs and fresh paint inside would improve the home's appearance and appeal to potential buyers/renters, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Large barn roof · Visible wear and tear on the roof from aerial view.	Major	$15,000–50,000
Detached garage · Significant wear and tear visible on the exterior of the garage from aerial view.	Major	$15,000–50,000
Landscaping · Sparse and unkempt landscaping visible from aerial view.	Major	$15,000–50,000
HVAC/mechanicals · No interior photos available to assess HVAC/mechanicals condition, but likely in need of repair based on exterior condition.	Major	$15,000–50,000
Interior walls and paint · No interior photos available to assess interior walls and paint condition, but likely in need of repair based on exterior condition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and exterior repairs — Improved landscaping and exterior repairs would enhance both resale and rental value. ↑
• Both HVAC/mechanicals upgrade — Upgrading HVAC/mechanicals would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Interior repairs and paint — Repairs and fresh paint inside would improve the home's appearance and appeal to potential buyers/renters, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Liberty Center Local
• NCES district ID: 3904758
• Math proficiency: 77% ▼ -2.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $57,353
• Composite: 64.24/100
• National rank: #562
• State rank: #93 of 656 in OH

Livability — Napoleon

• Score: 70/100
• State rank: #484
• US rank: #8082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry · 27,211 people
• City population: 14,388
• Population (ZIP): 14,388
• Household income: $78,165
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 4.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 27,204 people
• By 2030: 26,657 · -2.0%
• By 2040: 25,149 · -7.6%
• By 2050: 23,361 · -14.1%
• By 2075: 20,409 · -25.0%
• By 2100: 18,199 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+46.7) · D 26.2% · R 72.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -12.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+43.5 2016: R+39.8 2012: R+18.6 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.90%
• Current HPI: 212.3599
• 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

2 events — show timeline

• 2026-05-06 Pending — NORIS
• 2026-04-30 Listed $79,900 NORIS