418 S Church St · Bowling Green, OH 43402

$160,000

3 bd · 2.0 ba · 1,895 sqft · SingleFamily public records · 52 Days on market

Built 1900 6,011 sqft lot $84/sqft · 32% below area Est $236k · 32% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect opportunity for buyers seeking a renovation project. This property offers a large drive-through garage, enclosed side porch, built-in cabinetry, and a beautiful wood staircase. The second floor is in need of updates and includes space for additional bathroom. Property is being sold as-is.

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• HOA & community: Street lights; Sidewalks

Exterior

• Parking: Attached garage with alley access; Concrete driveway; Total parking for 3 vehicles (2 garage spaces)
• Utilities: Cable available; Electricity connected (100 Amp service); Natural gas connected; Public sewer; Public water
• Home design: Single-family house; Two stories; Not attached to other structures; City street frontage; Asphalt road
• Construction: Vinyl siding; Shingle roof; Other foundation; Built (year from public records)
• Exterior features: Awning(s); Enclosed porch; Front porch; Shed

Interior

• Kitchen: Electric oven; Refrigerator; Pantry
• Bedrooms: Upper-level bedrooms: three bedrooms (sizes approx. 12x10, 15x11, 13x10)
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Pantry; Walk-in closets; Primary bathroom; Partial basement
• Laundry & utility: Washer and dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $42 ($501/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (11.4% below list).
• Recommended offer: $142k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Bowling Green — 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 90/100 on livability (#8 in OH, #71 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment F.
• Bowling Green City School District (town): math 40% / reading 58% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenwood Elementary School (math 52% / reading 67%, grade B-, #670 of 1,584 statewide, top 45%, 274 students, 43% FRL); Bowling Green Middle School (math 41% / reading 53%, grade D+, #451 of 654 statewide, top 70%, 630 students, 32% FRL); Bowling Green High School (math 29% / reading 65%, grade D-, #435 of 781 statewide, top 59%, 807 students, 23% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $141,814 (11.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (median comp): $235,687
• List price: $160,000
• Delta: -32.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Buttonwood Ave	0.14mi	3/2.0	1,832 (-3%)	11mo	$261,000	$142	79
418 S Grove St	0.06mi	4/2.0 (+1)	2,010 (+6%)	11mo	$229,900	$114	73
150 Buttonwood Ave	0.31mi	3/1.5	1,910 (+1%)	12mo	$238,075	$125	72
519 Knollwood Dr	0.42mi	3/2.0	1,946 (+3%)	7mo	$280,000	$144	70
608 Sand Ridge Rd	0.41mi	4/2.0 (+1)	1,774 (-6%)	5mo	$218,000	$123	61
627 Wallace Ave	0.62mi	4/1.5 (+1)	1,877 (-1%)	4mo	$199,900	$106	59
219 Winfield Dr	0.49mi	3/2.5	2,030 (+7%)	8mo	$340,000	$167	57
714 Birch St	0.51mi	4/2.5 (+1)	1,956 (+3%)	9mo	$270,000	$138	56
717 Birch St	0.54mi	4/2.0 (+1)	1,997 (+5%)	12mo	$307,000	$154	51
893 W Wooster St	0.68mi	3/2.0	2,059 (+9%)	5mo	$320,000	$155	50
847 Pearl St	0.55mi	4/1.5 (+1)	1,704 (-10%)	8mo	$252,500	$148	44
927 Charles St	0.71mi	3/1.5	1,704 (-10%)	6mo	$302,500	$178	43

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-23,264
• Equity at exit: $23,857

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-16,816
• Equity at exit: $13,834

Cash invested: $44,800 (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 43402

• Active inventory: 105
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $42

Break-even live

Break-even rent $1,365

Max offer price $160,000

Occupancy floor 92%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $160,000 Active 52 DOM
2. 2026-06-17
   days on market $160,000 Active 51 DOM
3. 2026-06-16
   statusdays on market $160,000 Active 50 DOM
4. 2026-06-15
   days on market $160,000 Contingent 49 DOM
5. 2026-06-14
   statusdays on market $160,000 Contingent 47 DOM
6. 2026-06-10
   days on market $160,000 Active 44 DOM
7. 2026-06-09
   days on market $160,000 Active 43 DOM
8. 2026-06-08
   days on market $160,000 Active 42 DOM
9. 2026-06-07
   days on market $160,000 Active 41 DOM
10. 2026-06-03
    days on market $160,000 Active 37 DOM
11. 2026-06-02
    days on market $160,000 Active 36 DOM
12. 2026-06-01
    days on market $160,000 Active 35 DOM
13. 2026-05-31
    days on market $160,000 Active 34 DOM
14. 2026-05-30
    days on market $160,000 Active 33 DOM
15. 2026-04-27
    listed $160,000 Active 369-char remark
16. 2026-04-23
    historical $160,000 369-char remark

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,285 · $190/mo
• Expected delta: +$211/yr (+$18/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,018
• − Mortgage interest: −$8,962
• − Property taxes: −$2,074
• − Insurance: −$800
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,655
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,028/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: Bowling Green City School District
• NCES district ID: 3904363
• Math proficiency: 40% ▼ -27.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $37,785
• Composite: 40.72/100
• National rank: #3661
• State rank: #469 of 656 in OH

Livability — Bowling Green

• Score: 90/100
• State rank: #8
• US rank: #71

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowling Green, OH
• County: Wood County · 75,163 people
• City population: 31,393
• Metro: Toledo, OH
• Population (ZIP): 31,393
• Household income: $52,426
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 2629.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.67%
• Current HPI: 179.1826
• Rent YoY: —
• Metro: Toledo, OH
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-16 Relisted — NORIS
• 2026-06-11 Contingent — NORIS
• 2026-04-27 Listed $160,000 NORIS
• 2026-04-23 Coming Soon $160,000 NORIS

Property tax history

+6.3%/yr

Latest (2025): $2,074 · -0.6% YoY. Source: county tax records.