7280 E Main St · South Solon, OH 43153

$39,900

3 bd · 1.0 ba · 2,138 sqft · SingleFamily public records · 118 Days on market

Built 1930 7,840 sqft lot $19/sqft · 81% below area ↓ 20% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone’s next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#832 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Madison-Plains Local (rural): math 62% / reading 64% proficiency, ranked #232 of 656 in OH (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 530 units permitted in Madison County in 2024 (120 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($276 loan paydown + $4k appreciation (10.0% local appreciation)).
• Madison County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 3.42% ✓
• Cap rate: 29.46%
• Cash-on-cash: 82.76%
• DSCR: 4.68
• GRM: 2.4

CMA / ARV

• ARV (median comp): $212,942
• List price: $39,900
• Delta: -81.26%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7125 E Main St	0.15mi	3/1.5	1,864 (-13%)	18mo	$225,000	$121	54
12830 N Washington	0.09mi	3/2.0	1,824 (-15%)	24mo	$50,000	$27	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.5%
• Equity multiple: 7.34×
• Total profit: $70,842
• Equity at exit: $35,945

10-year hold

• IRR: 87.4%
• Equity multiple: 16.23×
• Total profit: $170,108
• Equity at exit: $77,517

Cash invested: $11,172 (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 43153

• Home prices YoY: 3.9%
• Active inventory: 8
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $770

Break-even live

Break-even rent $390

Max offer price $39,900

Occupancy floor 39%

Sensitivity live

Price	-10% $793	-5% $782	+0% $770	+5% $759	+10% $748
Rent	-10% $663	-5% $717	+0% $770	+5% $824	+10% $878
Rate	-1.0pp $791	-0.5pp $781	base $770	+0.5pp $760	+1.0pp $750

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-08
   statusdays on market $39,900 Pending 118 DOM
2. 2026-06-07
   days on market $39,900 Active 117 DOM
3. 2026-06-05
   days on market $39,900 Active 114 DOM
4. 2026-06-03
   days on market $39,900 Active 113 DOM
5. 2026-06-02
   days on market $39,900 Active 112 DOM
6. 2026-06-01
   days on market $39,900 Active 111 DOM
7. 2026-05-31
   days on market $39,900 Active 110 DOM
8. 2026-05-11
   price $39,900 335-char remark

   Show marketing remark (329 chars)

   Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone's next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

9. 2026-05-11
   price $39,900 329-char remark

   Show marketing remark (329 chars)

   Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone's next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

10. 2026-05-11
    price $39,900

    Show marketing remark (329 chars)

    Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone's next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

11. 2026-03-15
    price $44,900 329-char remark

    Show marketing remark (335 chars)

    Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone’s next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

12. 2026-03-15
    price $44,900 335-char remark

    Show marketing remark (335 chars)

    Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone’s next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

13. 2026-03-15
    price $44,900

    Show marketing remark (335 chars)

    Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone’s next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

14. 2026-02-07
    listed $49,900 Active 335-char remark

    Show marketing remark (329 chars)

    Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone's next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

15. 2026-02-07
    listed $49,900 Active 329-char remark

    Show marketing remark (329 chars)

    Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone's next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

16. 2026-02-07
    listed $49,900 Active

    Show marketing remark (329 chars)

    Sitting in the quaint Village of South Solon is this 4 bedroom home waiting to be someone's next project. With over 2,400 square feet, there is a first floor bedroom, bathroom and laundry room. There is both a living room and a family room plus a 15 x 14 landing at the top of the stairs, allowing plenty of space for the family.

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $983 · $82/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 ≥99°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,378
• − Mortgage interest: −$2,235
• − Property taxes: −$983
• − Insurance: −$200
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$1,161
• Taxable income: $9,179
• Est. tax owed @ 24.0%: −$2,203
• After-tax cash flow: $7,042/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: Madison-Plains Local
• NCES district ID: 3904827
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $55,473
• Composite: 54.09/100
• National rank: #1388
• State rank: #232 of 656 in OH

Livability — South Solon

• Score: 63/100
• State rank: #832
• US rank: #15549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Solon, OH
• County: Madison · 56,187 people
• Metro: Columbus, OH
• Population (ZIP): 1,193
• Household income: $72,500
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 18.3

Population outlook (Madison County) Hauer SSP2

• Today (2025): 46,050 people
• By 2030: 46,826 · +1.7%
• By 2040: 47,941 · +4.1%
• By 2050: 47,919 · +4.1%
• By 2075: 46,160 · +0.2%
• By 2100: 38,584 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Iranian 3% Serbian 2% Italian 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.3% · Other 1.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -23.4pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+41.0 2016: R+39.7 2012: R+20.4 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.14%
• Current HPI: 272.0773
• 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

-20.0% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $39,900 Dayton MLS
• 2026-05-11 Price Changed $39,900 CBRMLS
• 2026-05-11 Price Changed $39,900 WRIST
• 2026-03-15 Price Changed $44,900 CBRMLS
• 2026-03-15 Price Changed $44,900 Dayton MLS
• 2026-03-15 Price Changed $44,900 WRIST
• 2026-02-07 Listed $49,900 WRIST
• 2026-02-07 Listed $49,900 CBRMLS
• 2026-02-07 Listed $49,900 Dayton MLS

Property tax history

+3.9%/yr

Latest (2025): $983 · -0.0% YoY. Source: county tax records.