318 Clinton St · Kenton, OH 43326

$99,900

4 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 13 Days on market

6,098 sqft lot Est $171k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large picture windows giving natural light. . Home having some natural woodwork. Fenced rear yard and detached garage. Home waiting for your updates.

Key facts

• Natural woodwork
• Fenced rear yard
• 6,098 sq ft lot

Tags

• LARGE PICTURE WINDOWS
• NATURAL WOODWORK
• FENCED REAR YARD

Property features AI

Finance

• Other: Property listed as real estate owned

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; No common walls
• Construction: Block foundation; Year built not specified
• Exterior features: Fenced yard; Other exterior features

Interior

• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial basement; Living area reported as 2010

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.3% vs local median 5.0% in Kenton — 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 73/100 on livability (#339 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Kenton City (town): math 46% / reading 50% proficiency, ranked #479 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenton Elementary School (math 47% / reading 46%, grade D-, #973 of 1,584 statewide, top 62%, 1,028 students, 55% FRL); Kenton Middle School (math 47% / reading 53%, grade C, #416 of 654 statewide, top 64%, 267 students, 52% FRL); Kenton High School (math 37% / reading 62%, grade D, #390 of 781 statewide, top 54%, 541 students, 46% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 53 active listings in the ZIP; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hardin County population projected at -18% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.39% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $170,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 S Wayne St	0.36mi	4/2.0	1,976 (-2%)	7mo	$35,000	$18	74
39 Grape St. St	0.27mi	3/2.0 (-1)	1,920 (-4%)	1mo	$120,000	$63	74
134 Henry St	0.17mi	5/1.5 (+1)	2,078 (+3%)	7mo	$177,000	$85	74
137 E Espy St	0.22mi	4/1.5	1,851 (-8%)	8mo	$140,000	$76	68
121 Broadway St	0.45mi	4/2.0	1,900 (-6%)	9mo	$204,750	$108	62
509 E Carrol St	0.35mi	3/2.0 (-1)	1,824 (-9%)	4mo	$55,000	$30	60
324 E North St	0.40mi	3/1.0 (-1)	1,920 (-4%)	7mo	$62,000	$32	59
513 E E Franklin St. St	0.19mi	3/1.5 (-1)	1,728 (-14%)	5mo	$40,000	$23	56
409 N High St	0.56mi	3/2.0 (-1)	1,948 (-3%)	9mo	$190,000	$98	56
119 E North St	0.46mi	3/2.0 (-1)	2,172 (+8%)	9mo	$210,000	$97	53
458 W Columbus St	0.68mi	4/1.0	1,920 (-4%)	7mo	$190,200	$99	50
125 Hester St	0.63mi	4/2.5	2,214 (+10%)	7mo	$217,000	$98	46

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $10,436
• Equity at exit: $14,895

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $43,416
• Equity at exit: $8,638

Cash invested: $27,972 (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 43326

• Home prices YoY: -21.0%
• Active inventory: 53
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $418

Break-even live

Break-even rent $864

Max offer price $99,900

Occupancy floor 65%

Sensitivity live

Price	-10% $474	-5% $446	+0% $418	+5% $389	+10% $361
Rent	-10% $308	-5% $363	+0% $418	+5% $473	+10% $528
Rate	-1.0pp $468	-0.5pp $443	base $418	+0.5pp $392	+1.0pp $366

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $99,900 Active 13 DOM
2. 2026-06-21
   days on market $99,900 Active 12 DOM
3. 2026-06-18
   days on market $99,900 Active 10 DOM
4. 2026-06-17
   days on market $99,900 Active 9 DOM
5. 2026-06-16
   days on market $99,900 Active 8 DOM
6. 2026-06-15
   days on market $99,900 Active 7 DOM
7. 2026-06-13
   days on market $99,900 Active 5 DOM
8. 2026-06-12
   days on market $99,900 Active 4 DOM
9. 2026-06-09
   remarks 150-char remark
10. 2026-06-09
    listed $99,900 Active 1 DOM

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: +$75/yr (+$6/mo · 5.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $16,719
• − Mortgage interest: −$5,596
• − Property taxes: −$1,408
• − Insurance: −$500
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,906
• Taxable income: $3,634
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,141/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: Kenton City
• NCES district ID: 3910025
• Math proficiency: 46% ▼ -17.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $40,297
• Composite: 40.19/100
• National rank: #3786
• State rank: #479 of 656 in OH

Livability — Kenton

• Score: 73/100
• State rank: #339
• US rank: #5545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenton, OH
• County: Hardin · 33,287 people
• City population: 12,594
• Population (ZIP): 12,594
• Household income: $54,325
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 4.8

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Iranian 3% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.32%
• Current HPI: 211.5705
• 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

+24.9% since first listed

2 events — show timeline

• 2026-06-08 Listed $99,900 CBRMLS
• 2022-09-09 Sold (Public Records) $80,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,408 · -0.7% YoY. Source: county tax records.