209 S Main St · Hicksville, OH 43526

$129,900

3 bd · 2.0 ba · 1,023 sqft · SingleFamily public records · 39 Days on market

Built 1900 10,799 sqft lot $127/sqft · 7% below area Est $140k · 7% under

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Why this score? — see what drove the D 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 +10.6/30.0
• ARV discount +10.6/15.0
• Schools +6.4/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER HOME for smaller family. Excellent location in downtown and close to the post office, several churches and the fairgrounds. New metal roof in 2020, open stairway, enclosed front porch, large utility room w/ sink, lots of new light fixtures, newer gas water heater, partial basement and spacious back yard. Shared drive.

Key facts

• Newer metal roofing
• Shared driveway
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• FINISHED 2 CAR GARAGE
• NEWER METAL ROOFING
• SHARED DRIVEWAY
• CLOSE TO DOWNTOWN

Property features AI

Finance

• HOA & community: Community amenities include park, playground, street lights, and sidewalks

Exterior

• Parking: Detached garage; Driveway; Total parking for 8 vehicles; 2-car garage
• Utilities: Electricity connected (100 Amp service); Public water; Public sewer
• Home design: Single family residence (attached); House; Two levels
• Construction: Aluminum siding; Block foundation; Year built source: Assessor
• Exterior features: Private yard; Metal roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom 2 (Upper); Bedroom 3 (Upper)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Window unit(s) for cooling
• Interior features: Storage; Partial unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-64 ($-772/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (21.9% below list).
• Recommended offer: $101k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Hicksville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#335 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hicksville Exempted Village (rural): math 78% / reading 75% proficiency, ranked #91 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hicksville Elementary School (math 76% / reading 73%, grade A, #272 of 1,584 statewide, top 19%, 360 students, 86% FRL); Hicksville Middle School (264 students, 0% FRL); Hicksville High School (math 80% / reading 78%, grade A-, #46 of 781 statewide, top 6%, 230 students, 0% FRL) — zoned schools average 29% FRL vs 44% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 27 active listings in the ZIP; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Defiance County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Risks & watch-outs

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

Recommended offer $101,455 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

• ARV (median comp): $139,547
• List price: $129,900
• Delta: -6.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E Edgerton St	0.06mi	2/1.0 (-1)	940 (-8%)	16mo	$140,000	$149	62
119 W Smith St	0.27mi	2/1.0 (-1)	1,094 (+7%)	11mo	$100,000	$91	58
329 Meuse Argonne St	0.65mi	3/1.0	960 (-6%)	5mo	$145,000	$151	51
234 W Arthur St	0.53mi	2/1.0 (-1)	1,048 (+2%)	13mo	$145,000	$138	51
230 Columbia St	0.61mi	3/1.0	1,032 (+1%)	20mo	$140,900	$137	50
801 E High St	0.59mi	3/1.0	1,063 (+4%)	17mo	$155,000	$146	48
215 N Bryan St	0.35mi	3/1.0	1,170 (+14%)	18mo	$89,500	$76	40
225 W Arthur St	0.47mi	2/1.0 (-1)	1,143 (+12%)	14mo	$114,000	$100	38
334 Chicago Ave	0.68mi	3/1.5	1,168 (+14%)	16mo	$142,000	$122	29

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-25,153
• Equity at exit: $19,369

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-27,198
• Equity at exit: $11,231

Cash invested: $36,372 (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 43526

• Home prices YoY: -13.9%
• Active inventory: 27
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$131 /mo · $1,566/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-64

Break-even live

Break-even rent $1,096

Max offer price $118,530

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-28	+0% $-64	+5% $-101	+10% $-138
Rent	-10% $-145	-5% $-104	+0% $-64	+5% $-24	+10% $16
Rate	-1.0pp $1	-0.5pp $-31	base $-64	+0.5pp $-98	+1.0pp $-132

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $129,900 Active 39 DOM
2. 2026-06-18
   days on market $129,900 Active 37 DOM
3. 2026-06-17
   days on market $129,900 Active 36 DOM
4. 2026-06-16
   days on market $129,900 Active 35 DOM
5. 2026-06-15
   days on market $129,900 Active 34 DOM
6. 2026-06-13
   days on market $129,900 Active 32 DOM
7. 2026-06-12
   days on market $129,900 Active 31 DOM
8. 2026-06-09
   days on market $129,900 Active 28 DOM
9. 2026-06-08
   days on market $129,900 Active 27 DOM
10. 2026-06-08
    days on market $129,900 Active 26 DOM
11. 2026-06-07
    days on market $129,900 Active 25 DOM
12. 2026-06-04
    days on market $129,900 Active 22 DOM
13. 2026-06-02
    days on market $129,900 Active 21 DOM
14. 2026-06-01
    days on market $129,900 Active 20 DOM
15. 2026-05-31
    days on market $129,900 Active 19 DOM
16. 2026-05-11
    listed $133,900 Active 203-char remark
17. 2025-10-14
    price $116,000 336-char remark

    Show marketing remark (336 chars)

    GREAT STARTER HOME for smaller family. Excellent location in downtown and close to the post office, several churches and the fairgrounds. New metal roof in 2020, open stairway, enclosed front porch, large utility room w/ sink, lots of new light fixtures, newer gas water heater, partial basement and spacious back yard. Shared drive.

18. 2025-10-13
    price $69,000

    Show marketing remark (245 chars)

    Very nice, well taken care of 3 BR, 2-story home w/enclosed front porch, partial bsmt, gas hot water heat, enclosed back porch, and newer 2 car garage. Spacious living rm, 1 BR down, 2 full baths, open stairway, large utility/mudroom & more.

19. 2022-12-16
    soldstatus $116,000
20. 2022-12-15
    soldstatus $116,000 Closed 336-char remark

    Show marketing remark (336 chars)

    GREAT STARTER HOME for smaller family. Excellent location in downtown and close to the post office, several churches and the fairgrounds. New metal roof in 2020, open stairway, enclosed front porch, large utility room w/ sink, lots of new light fixtures, newer gas water heater, partial basement and spacious back yard. Shared drive.

21. 2022-11-21
    historical Contingent 336-char remark

    Show marketing remark (336 chars)

    GREAT STARTER HOME for smaller family. Excellent location in downtown and close to the post office, several churches and the fairgrounds. New metal roof in 2020, open stairway, enclosed front porch, large utility room w/ sink, lots of new light fixtures, newer gas water heater, partial basement and spacious back yard. Shared drive.

22. 2022-11-02
    listed $119,500 Active 336-char remark

    Show marketing remark (336 chars)

    GREAT STARTER HOME for smaller family. Excellent location in downtown and close to the post office, several churches and the fairgrounds. New metal roof in 2020, open stairway, enclosed front porch, large utility room w/ sink, lots of new light fixtures, newer gas water heater, partial basement and spacious back yard. Shared drive.

23. 2009-06-22
    soldstatus $69,000
24. 2009-06-19
    soldstatus $69,000

    Show marketing remark (245 chars)

    Very nice, well taken care of 3 BR, 2-story home w/enclosed front porch, partial bsmt, gas hot water heat, enclosed back porch, and newer 2 car garage. Spacious living rm, 1 BR down, 2 full baths, open stairway, large utility/mudroom & more.

25. 2009-06-04
    listed $69,900

    Show marketing remark (245 chars)

    Very nice, well taken care of 3 BR, 2-story home w/enclosed front porch, partial bsmt, gas hot water heat, enclosed back porch, and newer 2 car garage. Spacious living rm, 1 BR down, 2 full baths, open stairway, large utility/mudroom & more.

26. 1999-10-13
    soldstatus $66,000

ⓘ 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: $1,566 · $131/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$230/yr (+$19/mo · 14.7%)

ⓘ 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 · 17 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: $12,175
• − Mortgage interest: −$7,276
• − Property taxes: −$1,566
• − Insurance: −$650
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$3,779
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $-42/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: Hicksville Exempted Village
• NCES district ID: 3904541
• Math proficiency: 78% ▼ -7.00%
• Reading proficiency: 75% ▼ -11.00%
• Median HH income: $45,008
• Composite: 64.3/100
• National rank: #558
• State rank: #91 of 656 in OH

Livability — Hicksville

• Score: 73/100
• State rank: #335
• US rank: #5490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hicksville, OH
• County: Defiance · 37,898 people
• Population (ZIP): 6,270
• Household income: $66,688
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 9.4

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · German/W. Germanic 7% Spanish 5%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.40%
• Current HPI: 224.9764
• 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

+96.8% since first listed

12 events — show timeline

• 2026-05-20 Price Changed $129,900 NORIS
• 2026-05-11 Listed $133,900 NORIS
• 2025-10-14 Price Changed $116,000 NORIS
• 2025-10-13 Price Changed $69,000 NORIS
• 2022-12-16 Sold (Public Records) $116,000 Public Records
• 2022-12-15 Sold (MLS) $116,000 NORIS
• 2022-11-21 Contingent — NORIS
• 2022-11-02 Listed $119,500 NORIS
• 2009-06-22 Sold (Public Records) $69,000 Public Records
• 2009-06-19 Sold (MLS) $69,000 NORIS
• 2009-06-04 Listed $69,900 NORIS
• 1999-10-13 Sold (Public Records) $66,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,566 · +1.3% YoY. Source: county tax records.