5775 E State Route 571 · Tipp City, OH 45371

$219,900

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 3 Days on market

Built 1967 6.01 ac lot Est $230k · at est.

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Why this score? — see what drove the D 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 +11.6/30.0
• ARV discount +9.4/15.0
• Schools +5.8/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Everyone is looking for “THAT HOUSE!” You know the one…great location, on acreage needs work but a true deal? Add in private s POND and 44 X 72 BANK BARN and here you go! This solid brick ranch checks all the boxes! Complete renovations will be required but a solid after repair value double the asking price warrants the cause. Screened by nature, this fixer is rests comfortably on its 6 acre parcel providing the perfect atmosphere for outdoor enthusiasts, animal lovers and those looking to come home to the country. A covered front porch introduces the nearly 1,800 sqft layout ideal for investors looking to fix and flip or owner occupants looking to flex their inner HGTV d

Key facts

• Covered front porch
• 44 x 72 bank barn
• 6 acre parcel

Tags

• PRIVATE POND
• 44 X 72 BANK BARN
• 6 ACRE PARCEL
• COVERED FRONT PORCH
• ENCLOSED PATIO
• FULL PARTLY FINISHED BASEMENT

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached 2-car garage; Detached garage/parking available; Four or more total parking spaces
• Utilities: Well water; Septic system; Utilities available to site
• Home design: Single-story ranch-style home
• Construction: Aluminum siding and brick exterior
• Exterior features: Porch; Patio; Approximately 6 acres with bank barn; Agricultural zoning

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Main level bedrooms (three): 12 x 12; 12 x 14; 15 x 12; Additional bedroom-sized/other rooms in basement and main level
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric baseboard heating
• Interior features: Kitchen island; Vinyl windows; Two wood-burning decorative fireplaces
• Laundry & utility: Basement laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-67 ($-801/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (9.2% below list).
• Recommended offer: $200k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Tipp City — 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 80/100 on livability (#125 in OH, #1,827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Bethel Local (rural): math 63% / reading 69% proficiency, ranked #174 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 250 active listings in the ZIP; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $117k; list at $220k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $199,718 (9.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $229,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5775 E State Route 571	0.00mi	3/2.0	1,752 (0%)	1mo	$230,000	$131	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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-39,779
• Equity at exit: $32,788

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-39,682
• Equity at exit: $19,013

Cash invested: $61,572 (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 45371

• Active inventory: 250
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$400 /mo · $4,797/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-67

Break-even live

Break-even rent $2,082

Max offer price $208,103

Occupancy floor 98%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $219,900 Active
3. 1985-05-20
   soldstatus $117,000

ⓘ 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: $4,797 · $400/mo
• Projected year-2 tax: $4,797 · $400/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,966
• − Mortgage interest: −$12,318
• − Property taxes: −$4,797
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$6,397
• Taxable loss: −$4,480
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $274/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: Bethel Local
• NCES district ID: 3904861
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $68,702
• Composite: 57.82/100
• National rank: #1049
• State rank: #174 of 656 in OH

Livability — Tipp City

• Score: 80/100
• State rank: #125
• US rank: #1827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami County · 85,667 people
• City population: 22,865
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,865
• Household income: $93,599
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 465.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.63%
• Current HPI: 205.0064
• Rent YoY: —
• Metro: Dayton-Kettering, 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

+87.9% since first listed

3 events — show timeline

• 2026-05-15 Pending — Dayton MLS
• 2026-05-12 Listed $219,900 Dayton MLS
• 1985-05-20 Sold (Public Records) $117,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,797 · +3.5% YoY. Source: county tax records.