1207 S Roosevelt Ave · Piqua, OH 45356

$78,000

4 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 9 Days on market

Built 1940 6,534 sqft lot Est $116k · 33% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost in the country, yet convenient to restaurants and shopping with easy access to I75 via 25A, this three bedroom, one bath home with laundry room and basement sits on a deep lot. Enjoy this quiet street from the front porch. Updated, open concept kitchen with concrete counter tops and stainless steel appliances. Beautiful original woodwork throughout. Open staircase and hardwood floors. Oversized two car garage with workshop area and opener. Spacious yard with privacy fence and fire pit. Low maintenance vinyl siding. Updates include: New roof, complete tear off 2019. Newer furnace, water heater, windows and electrical panel. Range, refrigerator, dishwasher, washer and dryer to remain. This beautiful, well-maintained home is move-in ready.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 13.9% vs local median 4.7% in Piqua — 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 62/100 on livability (#887 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Piqua City (rural): math 45% / reading 50% proficiency, ranked #482 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 14y 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: property tax is 2.8% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.81% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.11%
• DSCR: 2.21
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $115,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Fisk St	0.36mi	3/1.0 (-1)	1,200 (-3%)	5mo	$70,000	$58	70
807 Brook St	0.27mi	3/1.0 (-1)	1,160 (-6%)	6mo	$65,000	$56	68
420 Summit St	0.37mi	3/2.0 (-1)	1,200 (-3%)	7mo	$184,900	$154	63
708 Brice Ave	0.64mi	3/1.0 (-1)	1,254 (+2%)	4mo	$68,571	$55	59
736 S Wayne St	0.40mi	3/1.0 (-1)	1,344 (+9%)	5mo	$156,000	$116	57
530 Kitt St	0.67mi	3/1.0 (-1)	1,235 (+0%)	9mo	$57,500	$47	56
626 S Gordon St	0.60mi	3/2.0 (-1)	1,313 (+7%)	2mo	$182,000	$139	51
605 Boal Ave	0.61mi	4/1.0	1,342 (+9%)	7mo	$185,000	$138	50
312 W Grant St	0.67mi	3/1.5 (-1)	1,260 (+2%)	11mo	$54,000	$43	49
709 S Main St	0.52mi	3/1.0 (-1)	1,118 (-9%)	12mo	$51,500	$46	46
1005 South St	0.72mi	3/1.0 (-1)	1,378 (+12%)	6mo	$130,000	$94	36
431 S Roosevelt Ave	0.68mi	3/1.0 (-1)	1,399 (+14%)	5mo	$174,900	$125	36

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $18,864
• Equity at exit: $11,630

10-year hold

• IRR: 29.3%
• Equity multiple: 3.62×
• Total profit: $57,195
• Equity at exit: $6,744

Cash invested: $21,840 (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 45356

• Active inventory: 138
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $493

Break-even live

Break-even rent $789

Max offer price $78,000

Occupancy floor 60%

Sensitivity live

Price	-10% $538	-5% $516	+0% $493	+5% $471	+10% $449
Rent	-10% $382	-5% $438	+0% $493	+5% $549	+10% $605
Rate	-1.0pp $533	-0.5pp $513	base $493	+0.5pp $473	+1.0pp $453

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 S Wayne St Piqua, OH	3.0	1.0	1203	$1,300	$1.08	45d	1	0.38mi
717 S Downing St Piqua, OH	3.0	1.0	1212	$1,100	$0.91	3d	1	0.45mi
200 E High St Piqua, OH	3.0	1.0	1500	$1,365	$0.91	4d	1	1.21mi
715 Walker St Piqua, OH	3.0	2.0	1100	$1,650	$1.50	4d	1	1.50mi

Listing history 25 events

1. 2024-06-25
   soldstatus $135,000
2. 2023-07-17
   soldstatus $89,000
3. 2023-05-31
   historical
4. 2023-05-31
   status Pending
5. 2023-05-31
   status Pending
6. 2023-05-22
   listed $78,000 Active
7. 2023-05-22
   listed $78,000 Active
8. 2020-12-14
   soldstatus $99,900
9. 2020-12-10
   soldstatus $99,900 765-char remark

   Show marketing remark (765 chars)

   Almost in the country, yet convenient to restaurants and shopping with easy access to I75 via 25A, this three bedroom, one bath home with laundry room and basement sits on a deep lot. Enjoy this quiet street from the front porch. Updated, open concept kitchen with concrete counter tops and stainless steel appliances. Beautiful original woodwork throughout. Open staircase and hardwood floors. Oversized two car garage with workshop area and opener. Spacious yard with privacy fence and fire pit. Low maintenance vinyl siding. Updates include: New roof, complete tear off 2019. Newer furnace, water heater, windows and electrical panel. Range, refrigerator, dishwasher, washer and dryer to remain. This beautiful, well-maintained home is move-in ready.

10. 2020-11-09
    listed $99,900 765-char remark

    Show marketing remark (765 chars)

    Almost in the country, yet convenient to restaurants and shopping with easy access to I75 via 25A, this three bedroom, one bath home with laundry room and basement sits on a deep lot. Enjoy this quiet street from the front porch. Updated, open concept kitchen with concrete counter tops and stainless steel appliances. Beautiful original woodwork throughout. Open staircase and hardwood floors. Oversized two car garage with workshop area and opener. Spacious yard with privacy fence and fire pit. Low maintenance vinyl siding. Updates include: New roof, complete tear off 2019. Newer furnace, water heater, windows and electrical panel. Range, refrigerator, dishwasher, washer and dryer to remain. This beautiful, well-maintained home is move-in ready.

11. 2016-06-27
    soldstatus $69,000 Sold
12. 2016-06-27
    soldstatus $69,000
13. 2016-06-24
    soldstatus $69,000 Closed
14. 2016-06-24
    soldstatus $69,000
15. 2016-04-14
    status Pending
16. 2016-03-31
    price $73,900
17. 2015-10-02
    listed $79,900 Active
18. 2015-10-01
    listed $73,900
19. 2012-09-29
    historical
20. 2012-09-28
    historical
21. 2012-03-26
    listed $75,000
22. 2012-03-26
    listed $75,000
23. 1992-01-03
    soldstatus $31,000
24. 1988-05-19
    soldstatus $22,000
25. 1985-07-30
    soldstatus $28,000

ⓘ 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: $2,178 · $182/mo
• Projected year-2 tax: $2,178 · $182/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 ≥100°F today · 18 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: $16,961
• − Mortgage interest: −$4,369
• − Property taxes: −$2,178
• − Insurance: −$390
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$2,269
• Taxable income: $5,040
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $4,712/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: Piqua City
• NCES district ID: 3904464
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $41,751
• Composite: 39.91/100
• National rank: #3855
• State rank: #482 of 656 in OH

Livability — Piqua

• Score: 62/100
• State rank: #887
• US rank: #16830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piqua, OH
• County: Miami County · 85,667 people
• City population: 25,237
• Metro: Dayton-Kettering, OH
• Population (ZIP): 25,237
• Household income: $69,188
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 748.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Iranian 2% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% Vietnamese 0%

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: ▼ -137.96%
• Current HPI: 251.435
• 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

+382.1% since first listed

25 events — show timeline

• 2024-06-25 Sold (Public Records) $135,000 Public Records
• 2023-07-17 Sold (Public Records) $89,000 Public Records
• 2023-05-31 Listing Removed — Dayton MLS
• 2023-05-31 Pending — WRIST
• 2023-05-31 Pending — Dayton MLS
• 2023-05-22 Listed $78,000 WRIST
• 2023-05-22 Listed $78,000 Dayton MLS
• 2020-12-14 Sold (Public Records) $99,900 Public Records
• 2020-12-10 Sold (MLS) $99,900 WRIST
• 2020-11-09 Listed $99,900 WRIST
• 2016-06-27 Sold (MLS) $69,000 Dayton MLS
• 2016-06-27 Sold (Public Records) $69,000 Public Records
• 2016-06-24 Sold (MLS) $69,000 WRIST
• 2016-06-24 Sold (MLS) $69,000 Dayton MLS
• 2016-04-14 Pending — Dayton MLS
• 2016-03-31 Price Changed $73,900 Dayton MLS
• 2015-10-02 Listed $79,900 Dayton MLS
• 2015-10-01 Listed $73,900 WRIST
• 2012-09-29 Listing Removed — WRIST
• 2012-09-28 Listing Removed — Dayton MLS
• 2012-03-26 Listed $75,000 WRIST
• 2012-03-26 Listed $75,000 Dayton MLS
• 1992-01-03 Sold (Public Records) $31,000 Public Records
• 1988-05-19 Sold (Public Records) $22,000 Public Records
• 1985-07-30 Sold (Public Records) $28,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,178 · +255.4% YoY. Source: county tax records.