1002 Middle St · Wapakoneta, OH 45895

$134,000

3 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 3 Days on market

Built 1955 9,583 sqft lot $108/sqft · 34% below area Est $203k · 34% 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 +13.7/30.0
• Schools +5.5/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity in Wapakoneta This 3-bedroom, 1-bath home offers a solid opportunity for homeowners or investors looking to add value. Situated in a convenient location with easy access to the interstate and close to local restaurants and amenities, this property combines practicality with potential. The home features a functional layout, central air, and a one-car attached garage. Major mechanical updates have already been taken care of, including a new furnace (2024) and a brand-new roof (2025), giving peace of mind on some of the biggest expenses. Built on a slab foundation, this home offers low-maintenance living and efficient use of space. While it does need some cosmetic updates and TLC, it provides a great chance to build equity and customize to your taste. Whether you're a first-time buyer willing to put in some work or an investor searching for your next project, this property is priced with potential in mind. Don't miss this value-add opportunity, schedule your showing today!

Key facts

• New furnace
• Brand new roof
• Convenient location

Tags

• CONVENIENT LOCATION
• EASY ACCESS TO INTERSTATE
• CLOSE TO LOCAL RESTAURANTS
• MAJOR MECHANICAL UPDATES
• NEW FURNACE
• BRAND NEW ROOF

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer; Supplied water
• Home design: Single family residence; Residential property; Built in 1955
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Patio; Residential lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms (sizes: 12 x 10; 12 x 11; 10 x 10)
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Wood-burning fireplace (one)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $9 ($106/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 $113k (15.6% below list).
• Recommended offer: $113k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Wapakoneta — 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 79/100 on livability (#153 in OH, #2,320 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wapakoneta City (town): math 66% / reading 63% proficiency, ranked #218 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,100 (15.6% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (median comp): $203,089
• List price: $134,000
• Delta: -34.02%
• 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
1002 Middle St	0.00mi	3/1.0	1,239 (0%)	1mo	$136,000	$110	99
616 E Bellefontaine St	0.25mi	3/1.0	1,252 (+1%)	1mo	$165,000	$132	86
111 S Wagner Ave	0.08mi	3/1.5	1,305 (+5%)	1mo	$211,000	$162	85
114 Cherry Ln	0.05mi	3/1.0	1,070 (-14%)	2mo	$143,500	$134	73
510 North St	0.35mi	2/1.0 (-1)	1,280 (+3%)	6mo	$163,000	$127	68
504 S Pine St	0.47mi	3/1.5	1,200 (-3%)	8mo	$216,000	$180	64
409 S Pine St	0.42mi	3/1.0	1,338 (+8%)	5mo	$198,500	$148	63
206 E Benton St	0.57mi	3/2.0	1,276 (+3%)	2mo	$228,500	$179	63
11 S Water St	0.41mi	2/2.0 (-1)	1,341 (+8%)	2mo	$179,000	$133	56
413 Gibbs Ave	0.57mi	3/1.0	1,165 (-6%)	9mo	$76,100	$65	56
410 Lima St	0.36mi	2/1.0 (-1)	1,072 (-14%)	1mo	$135,000	$126	55
207 E Pearl St	0.54mi	2/1.5 (-1)	1,280 (+3%)	11mo	$190,000	$148	53

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-21,158
• Equity at exit: $19,980

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-17,731
• Equity at exit: $11,586

Cash invested: $37,520 (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 45895

• Home prices YoY: -30.9%
• Active inventory: 40
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $9

Break-even live

Break-even rent $1,120

Max offer price $134,000

Occupancy floor 94%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 S Blackhoof St Wapakoneta, OH	1.0–2.0	1.0	954	$1,131	$1.19	23d	2	0.87mi

Listing history 19 events

1. 2026-05-03
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Great Opportunity in Wapakoneta This 3-bedroom, 1-bath home offers a solid opportunity for homeowners or investors looking to add value. Situated in a convenient location with easy access to the interstate and close to local restaurants and amenities, this property combines practicality with potential. The home features a functional layout, central air, and a one-car attached garage. Major mechanical updates have already been taken care of, including a new furnace (2024) and a brand-new roof (2025), giving peace of mind on some of the biggest expenses. Built on a slab foundation, this home offers low-maintenance living and efficient use of space. While it does need some cosmetic updates and TLC, it provides a great chance to build equity and customize to your taste. Whether you're a first-time buyer willing to put in some work or an investor searching for your next project, this property is priced with potential in mind. Don't miss this value-add opportunity, schedule your showing today!

2. 2026-05-03
   status Pending 1007-char remark

   Show marketing remark (1003 chars)

   Great Opportunity in Wapakoneta This 3-bedroom, 1-bath home offers a solid opportunity for homeowners or investors looking to add value. Situated in a convenient location with easy access to the interstate and close to local restaurants and amenities, this property combines practicality with potential. The home features a functional layout, central air, and a one-car attached garage. Major mechanical updates have already been taken care of, including a new furnace (2024) and a brand-new roof (2025), giving peace of mind on some of the biggest expenses. Built on a slab foundation, this home offers low-maintenance living and efficient use of space. While it does need some cosmetic updates and TLC, it provides a great chance to build equity and customize to your taste. Whether you're a first-time buyer willing to put in some work or an investor searching for your next project, this property is priced with potential in mind. Don't miss this value-add opportunity, schedule your showing today!

3. 2026-04-30
   listed $134,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Great Opportunity in Wapakoneta This 3-bedroom, 1-bath home offers a solid opportunity for homeowners or investors looking to add value. Situated in a convenient location with easy access to the interstate and close to local restaurants and amenities, this property combines practicality with potential. The home features a functional layout, central air, and a one-car attached garage. Major mechanical updates have already been taken care of, including a new furnace (2024) and a brand-new roof (2025), giving peace of mind on some of the biggest expenses. Built on a slab foundation, this home offers low-maintenance living and efficient use of space. While it does need some cosmetic updates and TLC, it provides a great chance to build equity and customize to your taste. Whether you're a first-time buyer willing to put in some work or an investor searching for your next project, this property is priced with potential in mind. Don't miss this value-add opportunity, schedule your showing today!

4. 2026-04-30
   listed $134,000 Active 1007-char remark

   Show marketing remark (1003 chars)

   Great Opportunity in Wapakoneta This 3-bedroom, 1-bath home offers a solid opportunity for homeowners or investors looking to add value. Situated in a convenient location with easy access to the interstate and close to local restaurants and amenities, this property combines practicality with potential. The home features a functional layout, central air, and a one-car attached garage. Major mechanical updates have already been taken care of, including a new furnace (2024) and a brand-new roof (2025), giving peace of mind on some of the biggest expenses. Built on a slab foundation, this home offers low-maintenance living and efficient use of space. While it does need some cosmetic updates and TLC, it provides a great chance to build equity and customize to your taste. Whether you're a first-time buyer willing to put in some work or an investor searching for your next project, this property is priced with potential in mind. Don't miss this value-add opportunity, schedule your showing today!

5. 2021-03-05
   soldstatus $106,967
6. 2020-08-04
   soldstatus $106,800

   Show marketing remark (580 chars)

   Open concept kitchen/dinning/living with high ceiling.Bonus family room with big beautiful brick fireplace.Newer kitchen appliances and hot water heater.Updates include:New back patio, walk way and front porch.Bathroom just updated! Great location with all new landscaping too. Move in ready Spring is here and the interior has been freshly painted! 03/03/2020 Call for an appointment to see this one soon. The wood burning fireplace could be reverted back to gas easily. New sewer lines were updated from home to city tap 2018.FACETIME SHOWINGS AVAILABLE,ELECTRONIC PAPERWORK

7. 2020-08-04
   soldstatus $106,800

   Show marketing remark (580 chars)

   Open concept kitchen/dinning/living with high ceiling.Bonus family room with big beautiful brick fireplace.Newer kitchen appliances and hot water heater.Updates include:New back patio, walk way and front porch.Bathroom just updated! Great location with all new landscaping too. Move in ready Spring is here and the interior has been freshly painted! 03/03/2020 Call for an appointment to see this one soon. The wood burning fireplace could be reverted back to gas easily. New sewer lines were updated from home to city tap 2018.FACETIME SHOWINGS AVAILABLE,ELECTRONIC PAPERWORK

8. 2020-02-01
   listed $118,000

   Show marketing remark (580 chars)

   Open concept kitchen/dinning/living with high ceiling.Bonus family room with big beautiful brick fireplace.Newer kitchen appliances and hot water heater.Updates include:New back patio, walk way and front porch.Bathroom just updated! Great location with all new landscaping too. Move in ready Spring is here and the interior has been freshly painted! 03/03/2020 Call for an appointment to see this one soon. The wood burning fireplace could be reverted back to gas easily. New sewer lines were updated from home to city tap 2018.FACETIME SHOWINGS AVAILABLE,ELECTRONIC PAPERWORK

9. 2020-02-01
   listed $118,000

   Show marketing remark (580 chars)

   Open concept kitchen/dinning/living with high ceiling.Bonus family room with big beautiful brick fireplace.Newer kitchen appliances and hot water heater.Updates include:New back patio, walk way and front porch.Bathroom just updated! Great location with all new landscaping too. Move in ready Spring is here and the interior has been freshly painted! 03/03/2020 Call for an appointment to see this one soon. The wood burning fireplace could be reverted back to gas easily. New sewer lines were updated from home to city tap 2018.FACETIME SHOWINGS AVAILABLE,ELECTRONIC PAPERWORK

10. 2018-03-20
    soldstatus $93,000
11. 2018-03-20
    soldstatus $93,000
12. 2018-03-20
    soldstatus $93,000
13. 2018-02-09
    listed $92,900
14. 2018-02-09
    listed $92,900
15. 2017-12-21
    soldstatus $80,200
16. 2017-12-21
    soldstatus $80,100
17. 2017-11-14
    listed $89,900
18. 2004-07-22
    soldstatus $77,000
19. 1994-09-29
    soldstatus $60,900

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,802 · $150/mo
• Expected delta: +$289/yr (+$24/mo · 19.1%)

ⓘ 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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,572
• − Mortgage interest: −$7,506
• − Property taxes: −$1,513
• − Insurance: −$670
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,898
• Taxable loss: −$2,187
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $631/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: Wapakoneta City
• NCES district ID: 3904498
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,471
• Composite: 54.97/100
• National rank: #1303
• State rank: #218 of 656 in OH

Livability — Wapakoneta

• Score: 79/100
• State rank: #153
• US rank: #2320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wapakoneta, OH
• County: Auglaize · 44,666 people
• Population (ZIP): 17,983
• Household income: $72,965
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 4.1

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.24%
• Current HPI: 197.7334
• 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

+123.3% since first listed

22 events — show timeline

• 2026-05-22 Sold (Public Records) $136,000 Public Records
• 2026-05-22 Sold (MLS) $136,000 WCARE
• 2026-05-22 Sold (MLS) $136,000 WRIST
• 2026-05-03 Pending — WCARE
• 2026-05-03 Pending — WRIST
• 2026-04-30 Listed $134,000 WCARE
• 2026-04-30 Listed $134,000 WRIST
• 2021-03-05 Sold (Public Records) $106,967 Public Records
• 2020-08-04 Sold (MLS) $106,800 WCARE
• 2020-08-04 Sold (MLS) $106,800 WRIST
• 2020-02-01 Listed $118,000 WCARE
• 2020-02-01 Listed $118,000 WRIST
• 2018-03-20 Sold (Public Records) $93,000 Public Records
• 2018-03-20 Sold (MLS) $93,000 WRIST
• 2018-03-20 Sold (MLS) $93,000 WCARE
• 2018-02-09 Listed $92,900 WRIST
• 2018-02-09 Listed $92,900 WCARE
• 2017-12-21 Sold (Public Records) $80,100 Public Records
• 2017-12-21 Sold (MLS) $80,200 WCARE
• 2017-11-14 Listed $89,900 WCARE
• 2004-07-22 Sold (Public Records) $77,000 Public Records
• 1994-09-29 Sold (Public Records) $60,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,513 · -1.5% YoY. Source: county tax records.