113 S Graham St · Sardinia, OH 45171

$169,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 116 Days on market

Built 1970 7,187 sqft lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sardinia Community! 3000 sq. ft. 5 bay garage/shop with 1500 sq. ft. 2nd level living quarters! 2 bedrooms, 1 full bath, equipped kitchenette, living room & laundry, 2 walk-in closets & gas furnace! Living area is currently rented at $750.00/month. 2 garage/shop areas boasting five 10x12 doors, plumbed for 2 restrooms, used oil furnace, 3 phase electric, blacktop parking for 10-12 cars. Ideal setup for a detailer, body shop, mechanic, hot rodder, car/camper/boat storage, a bachelor's paradise! A multitude of purposes and opportunities this location once served the Sardinia community as the Fire Department and Weasel's Racing!

Key facts

• Gas furnace
• Living quarters
• Garage shop areas

Tags

• LIVING QUARTERS
• EQUIPPED KITCHENETTE
• WALK-IN CLOSETS
• GAS FURNACE
• GARAGE SHOP AREAS
• PLUMBED FOR RESTROOMS

Property features AI

Finance

• Other: Paved road access; Lot approximately 60 x 120 (about 0.165 acres)
• HOA & community: No HOA

Exterior

• Parking: Attached oversized garage with space for 10 vehicles; Asphalt driveway
• Utilities: Public water; Public sewer; Propane gas service; Electric water heater
• Home design: Traditional single-family home; Two levels; Block foundation
• Construction: Block construction; Metal and shingle roof; Vinyl insulated windows; Garage door opener
• Exterior features: Deck; Level to sloped lot

Interior

• Kitchen: Wood cabinets; Laminate flooring in kitchen
• Bedrooms: Two bedrooms; Primary bedroom on level 2, about 14 x 16; Second bedroom on level 2, about 8 x 16
• Flooring: Wall-to-wall carpet in living area; Laminate flooring in kitchen
• Bathrooms: One full bathroom on level 2
• Heating & cooling: Forced air gas heating; Ceiling fans; Window unit cooling
• Interior features: Four total rooms; Ceiling fan
• Laundry & utility: Laundry room on level 2, about 7 x 7

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#643 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Eastern Local (rural): math 51% / reading 61% proficiency, ranked #350 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 86 active listings in the ZIP; 147 units permitted in Brown County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Brown County population projected at -26% 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 $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1970 — 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. 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: 1.23% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $11,449
• Equity at exit: $25,198

10-year hold

• IRR: 15.6%
• Equity multiple: 2.26×
• Total profit: $59,826
• Equity at exit: $14,612

Cash invested: $47,320 (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 45171

• Home prices YoY: -10.8%
• Active inventory: 86
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $611

Break-even live

Break-even rent $1,304

Max offer price $169,000

Occupancy floor 66%

Sensitivity live

Price	-10% $706	-5% $658	+0% $611	+5% $563	+10% $515
Rent	-10% $446	-5% $529	+0% $611	+5% $693	+10% $775
Rate	-1.0pp $696	-0.5pp $654	base $611	+0.5pp $567	+1.0pp $522

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $169,000 Active 116 DOM
2. 2026-06-18
   days on market $169,000 Active 114 DOM
3. 2026-06-17
   days on market $169,000 Active 113 DOM
4. 2026-06-16
   days on market $169,000 Active 112 DOM
5. 2026-06-15
   days on market $169,000 Active 111 DOM
6. 2026-06-13
   days on market $169,000 Active 109 DOM
7. 2026-06-12
   days on market $169,000 Active 108 DOM
8. 2026-06-09
   days on market $169,000 Active 105 DOM
9. 2026-06-08
   days on market $169,000 Active 104 DOM
10. 2026-06-08
    days on market $169,000 Active 103 DOM
11. 2026-06-07
    days on market $169,000 Active 102 DOM
12. 2026-06-04
    days on market $169,000 Active 99 DOM
13. 2026-06-02
    days on market $169,000 Active 98 DOM
14. 2026-06-01
    days on market $169,000 Active 97 DOM
15. 2026-05-31
    days on market $169,000 Active 96 DOM
16. 2026-02-24
    listed $169,000 Active

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,761 · $147/mo
• Expected delta: +$876/yr (+$73/mo · 98.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,927
• − Mortgage interest: −$9,467
• − Property taxes: −$885
• − Insurance: −$845
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$4,916
• Taxable income: $4,825
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $6,169/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: Eastern Local
• NCES district ID: 3904603
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $50,895
• Composite: 47.81/100
• National rank: #2226
• State rank: #350 of 656 in OH

Livability — Sardinia

• Score: 66/100
• State rank: #643
• US rank: #11399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardinia, OH
• County: Brown · 38,418 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,770
• Household income: $63,780
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 2.0

Population outlook (Brown County) Hauer SSP2

• Today (2025): 41,243 people
• By 2030: 39,382 · -4.5%
• By 2040: 35,196 · -14.7%
• By 2050: 30,743 · -25.5%
• By 2075: 21,870 · -47.0%
• By 2100: 15,069 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 2% Slovak 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Brown

• 2024 margin: Solid R (+61.5) · D 19.0% · R 80.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -23.3pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+57.4 2016: R+52.2 2012: R+25.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.85%
• Current HPI: 295.9141
• 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

1 event — show timeline

• 2026-02-24 Listed $169,000 Cincy MLS

Property tax history

-0.3%/yr

Latest (2025): $885 · +0.0% YoY. Source: county tax records.