149 W Pleasant St · Hillsboro, OH 45133

$91,900

2 bd · 1.5 ba · 797 sqft · SingleFamily public records · 28 Days on market

Built 1901 5,319 sqft lot Est $122k · 25% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +5.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1.5-bath home situated on a large corner lot with fresh paint and plenty of potential. The spacious yard offers room to relax, garden, or entertain, while the large shed in the backyard provides excellent extra storage space. A great opportunity for first-time buyers, investors, or anyone looking to add their personal touch to a property with endless possibilities. Water Heater was replaced in 2025 Sale is contingent on seller finding a home.

Key facts

• Spacious yard
• Extra storage space
• Large shed

Tags

• CORNER LOT
• SPACIOUS YARD
• LARGE SHED
• EXTRA STORAGE SPACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Two-story frame house; Residential zoning
• Construction: Frame construction
• Exterior features: Porch; Outdoor storage / shed(s)

Interior

• Kitchen: Main-level kitchen (15 x 10)
• Bedrooms: Two second-floor bedrooms (11 x 6 and 11 x 11)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Window air-conditioning units
• Interior features: Partial, unfinished basement; Porch access from exterior (porch listed under exterior features)
• Laundry & utility: Main-level laundry (11 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.2% in Hillsboro — 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 67/100 on livability (#621 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Hillsboro City (rural): math 66% / reading 73% proficiency, ranked #175 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 125 active listings in the ZIP; 20 units permitted in Highland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $635 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Highland County population projected at -21% 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 $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $92k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,521 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — 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: 1.24% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $121,941
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 W Pleasant St	0.07mi	2/1.0	756 (-5%)	10mo	$105,000	$139	78
245 Park Ave	0.15mi	1/1.0 (-1)	800 (+0%)	9mo	$70,000	$88	78
103 W Josie Ave	0.73mi	2/1.0	864 (+8%)	8mo	$145,000	$168	43
144 S Glenn St	0.70mi	1/1.0 (-1)	912 (+14%)	3mo	$79,000	$87	34
337 E South St	0.47mi	2/1.0	913 (+15%)	23mo	$140,000	$153	33
102 Belfast Pike	0.74mi	2/1.0	903 (+13%)	21mo	$139,900	$155	24

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,465
• Equity at exit: $13,703

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $30,925
• Equity at exit: $7,946

Cash invested: $25,732 (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 45133

• Home prices YoY: -19.4%
• Active inventory: 125
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $320

Break-even live

Break-even rent $734

Max offer price $91,900

Occupancy floor 67%

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $91,900 Active 28 DOM
2. 2026-06-17
   days on market $91,900 Active 27 DOM
3. 2026-06-16
   days on market $91,900 Active 26 DOM
4. 2026-06-15
   days on market $91,900 Active 25 DOM
5. 2026-06-13
   days on market $91,900 Active 23 DOM
6. 2026-06-12
   remarks 466-char remark
7. 2026-06-12
   days on market $91,900 Active 22 DOM
8. 2026-06-09
   days on market $91,900 Active 19 DOM
9. 2026-06-08
   days on market $91,900 Active 18 DOM
10. 2026-06-08
    days on market $91,900 Active 17 DOM
11. 2026-06-07
    days on market $91,900 Active 16 DOM
12. 2026-06-04
    pricedays on market $91,900 Active 13 DOM
13. 2026-06-02
    days on market $97,000 Active 12 DOM
14. 2026-06-01
    days on market $97,000 Active 11 DOM
15. 2026-05-31
    days on market $97,000 Active 10 DOM
16. 2026-05-20
    listed $97,000 Active
17. 2023-05-03
    soldstatus $61,000
18. 2014-02-19
    soldstatus $20,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$357/yr (+$30/mo · 49.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,673
• − Mortgage interest: −$5,148
• − Property taxes: −$720
• − Insurance: −$460
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,673
• Taxable income: $2,484
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,242/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: Hillsboro City
• NCES district ID: 3904412
• Math proficiency: 66% ▬ 0.00%
• Reading proficiency: 73% ▲ 1.00%
• Median HH income: $37,342
• Composite: 57.72/100
• National rank: #1056
• State rank: #175 of 656 in OH

Livability — Hillsboro

• Score: 67/100
• State rank: #621
• US rank: #10783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, OH
• County: Highland · 42,279 people
• Population (ZIP): 23,604
• Household income: $58,813
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 15.9

Population outlook (Highland County) Hauer SSP2

• Today (2025): 41,165 people
• By 2030: 39,726 · -3.5%
• By 2040: 36,377 · -11.6%
• By 2050: 32,572 · -20.9%
• By 2075: 23,690 · -42.5%
• By 2100: 16,220 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.4%
• 2008→2024 swing: -37.0pp toward R · 2008: -26.3pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+60.4 2016: R+56.1 2012: R+30.7 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.94%
• Current HPI: 278.012
• 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

+385.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $97,000 Dayton MLS
• 2023-05-03 Sold (Public Records) $61,000 Public Records
• 2014-02-19 Sold (Public Records) $20,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $720 · +0.0% YoY. Source: county tax records.