316 S Wilkinson Ave · Sidney, OH 45365

$106,900

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 44 Days on market

Built 1900 5,200 sqft lot $91/sqft · 23% below area Est $138k · 23% 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).

• Cash flow +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 2-bath home offering tons of potential for the right buyer! Featuring a fenced-in yard, this property is perfect for creating your own private outdoor retreat. Inside, you'll find a welcoming entry room--ideal for relaxing with your morning coffee or unwinding at the end of the day. This home does need some TLC, but it's a fantastic chance to build instant equity and customize the space to your style and needs. Whether you're an investor or a homeowner looking to put in a little work, the possibilities here are endless. Conveniently located near downtown, West Town shopping, and local schools, you'll enjoy easy access to everything you need while still having a place to make your own. Don't miss this value-packed opportunity!

Key facts

• Entry room
• Fenced-in yard
• 5,200 sq ft lot

Tags

• FENCED-IN YARD
• ENTRY ROOM
• PRIVATE OUTDOOR RETREAT
• EASY ACCESS TO EVERYTHING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Has heating
• Home design: Two-story frame home with vinyl siding; Residential zoning
• Construction: Frame construction; Vinyl siding
• Exterior features: Fenced yard

Interior

• Kitchen: Main-level kitchen (10 x 8)
• Bedrooms: Second-floor bedrooms: three bedrooms (12 x 10, 12 x 10, 14 x 14)
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced-air heating
• Interior features: 7 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.1% in Sidney — 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 76/100 on livability (#220 in OH, #3,412 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Sidney City (town): math 46% / reading 52% proficiency, ranked #454 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $739 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shelby County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.
• Current owner paid $52k; list at $107k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,693 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.04% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $138,041
• List price: $106,900
• Delta: -22.56%
• 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
230 N Pomeroy Ave	0.34mi	3/1.0	1,188 (+1%)	2mo	$148,000	$125	78
1116 Taft St	0.52mi	3/1.5	1,259 (+7%)	2mo	$218,000	$173	60
830 Chestnut Ave	0.47mi	2/1.0 (-1)	1,204 (+2%)	8mo	$195,400	$162	58
604 2nd Ave	0.73mi	3/1.5	1,184 (+0%)	6mo	$139,000	$117	58
614 Michigan St	0.40mi	4/2.0 (+1)	1,305 (+11%)	4mo	$185,000	$142	55
104 S Pomeroy Ave	0.19mi	3/1.0	1,344 (+14%)	11mo	$176,000	$131	55
209 Pike St	0.65mi	2/1.0 (-1)	1,120 (-5%)	5mo	$105,000	$94	48
413 E Poplar St	0.61mi	3/1.0	1,283 (+9%)	5mo	$130,000	$101	48
518 W North St	0.28mi	2/1.5 (-1)	1,349 (+14%)	10mo	$98,000	$73	48
305 Monroe St	0.75mi	3/1.0	1,130 (-4%)	9mo	$69,600	$62	47
624 St Marys Ave	0.62mi	3/1.5	1,326 (+13%)	7mo	$180,000	$136	42
912 Evergreen Dr	0.73mi	2/1.0 (-1)	1,348 (+14%)	8mo	$138,000	$102	26

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,990
• Equity at exit: $15,939

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $11,488
• Equity at exit: $9,243

Cash invested: $29,932 (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 45365

• Home prices YoY: -20.1%
• Active inventory: 145
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$561
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $194

Break-even live

Break-even rent $865

Max offer price $106,900

Occupancy floor 78%

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: $26,725
• Closing costs: $3,207
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 W Poplar St Sidney, OH	2.0	1.0	612	$1,125	$1.84	2d	3	0.29mi
751 Campbell Rd Sidney, OH	2.0	1.0	980	$1,100	$1.12	2d	1	0.38mi
314 Thompson St Sidney, OH	3.0	1.0	1352	$1,200	$0.89	2d	1	0.51mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,030	$0.93	2d	1	0.52mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,100	$1.00	43d	1	0.52mi
805 S Main Ave Sidney, OH	3.0	1.0	1423	$1,400	$0.98	21d	1	0.52mi
560 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	2d	1	0.66mi
600 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	14d	1	0.68mi
612 N Wagner Ave Sidney, OH	2.0	1.0	700	$975	$1.39	19d	1	0.70mi
776 Country Side Ln Sidney, OH	3.0	1.0	1001	$994	$0.99	2d	1	1.11mi

Listing history 23 events

1. 2026-06-18
   days on market $106,900 Active 44 DOM
2. 2026-06-17
   days on market $106,900 Active 43 DOM
3. 2026-06-16
   days on market $106,900 Active 42 DOM
4. 2026-06-15
   days on market $106,900 Active 41 DOM
5. 2026-06-14
   days on market $106,900 Active 39 DOM
6. 2026-06-13
   days on market $106,900 Active 38 DOM
7. 2026-06-10
   days on market $106,900 Active 36 DOM
8. 2026-06-09
   days on market $106,900 Active 35 DOM
9. 2026-06-08
   days on market $106,900 Active 34 DOM
10. 2026-06-07
    days on market $106,900 Active 33 DOM
11. 2026-06-03
    days on market $106,900 Active 29 DOM
12. 2026-06-02
    days on market $106,900 Active 28 DOM
13. 2026-06-01
    days on market $106,900 Active 27 DOM
14. 2026-05-31
    days on market $106,900 Active 26 DOM
15. 2026-05-31
    days on market $106,900 Active 25 DOM
16. 2026-05-05
    listed $109,900 Active 777-char remark

    Show marketing remark (777 chars)

    Opportunity awaits with this 3-bedroom, 2-bath home offering tons of potential for the right buyer! Featuring a fenced-in yard, this property is perfect for creating your own private outdoor retreat. Inside, you'll find a welcoming entry room--ideal for relaxing with your morning coffee or unwinding at the end of the day. This home does need some TLC, but it's a fantastic chance to build instant equity and customize the space to your style and needs. Whether you're an investor or a homeowner looking to put in a little work, the possibilities here are endless. Conveniently located near downtown, West Town shopping, and local schools, you'll enjoy easy access to everything you need while still having a place to make your own. Don't miss this value-packed opportunity!

17. 2026-05-05
    listed $109,900 Active 775-char remark

    Show marketing remark (777 chars)

    Opportunity awaits with this 3-bedroom, 2-bath home offering tons of potential for the right buyer! Featuring a fenced-in yard, this property is perfect for creating your own private outdoor retreat. Inside, you'll find a welcoming entry room--ideal for relaxing with your morning coffee or unwinding at the end of the day. This home does need some TLC, but it's a fantastic chance to build instant equity and customize the space to your style and needs. Whether you're an investor or a homeowner looking to put in a little work, the possibilities here are endless. Conveniently located near downtown, West Town shopping, and local schools, you'll enjoy easy access to everything you need while still having a place to make your own. Don't miss this value-packed opportunity!

18. 2019-09-30
    historical
19. 2018-03-31
    listed $68,000
20. 2015-02-05
    soldstatus $52,000
21. 2007-09-07
    soldstatus $34,000
22. 2007-08-05
    soldstatus $34,000
23. 2007-06-29
    listed $39,900

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,302 · $109/mo
• Expected delta: +$365/yr (+$30/mo · 39.0%)

ⓘ 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: $13,324
• − Mortgage interest: −$5,988
• − Property taxes: −$937
• − Insurance: −$534
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,110
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,178/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: Sidney City
• NCES district ID: 3910003
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $45,974
• Composite: 41.55/100
• National rank: #3443
• State rank: #454 of 656 in OH

Livability — Sidney

• Score: 76/100
• State rank: #220
• US rank: #3412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, OH
• County: Shelby · 44,840 people
• City population: 28,955
• Population (ZIP): 28,955
• Household income: $66,044
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 5.7

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 264.4532
• 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

+167.9% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $106,900 Dayton MLS
• 2026-05-29 Price Changed $106,900 WRIST
• 2026-05-05 Listed $109,900 WRIST
• 2026-05-05 Listed $109,900 Dayton MLS
• 2019-09-30 Listing Removed — WRIST
• 2018-03-31 Listed $68,000 WRIST
• 2015-02-05 Sold (Public Records) $52,000 Public Records
• 2007-09-07 Sold (Public Records) $34,000 Public Records
• 2007-08-05 Sold (MLS) $34,000 WRIST
• 2007-06-29 Listed $39,900 WRIST

Property tax history

+2.1%/yr

Latest (2025): $937 · -1.4% YoY. Source: county tax records.