1416 N Central Ave · Lima, OH 45801

$154,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 1 Days on market

Built 1964 8,276 sqft lot Est $144k · 8% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• ARV discount +4.1/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1416 N Central St Lima. A very nice home with three bedrooms and one bath, This home has a great bonus room for entertaining. Nice front deck, large fenced in backyard with covered patio and three utility sheds. Two sheds with electricity. This home has a metal roof. A must see. ,Under 1 Acre

Key facts

• 8,276 sq ft lot
• Built 1964

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1964; No shared walls
• Construction: Block foundation
• Exterior features: Block foundation; Lot about 0.19 acre

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: Crawl space basement; Living area approximately 1,440

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).

Location & tenants

• Location reads 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Lima City (urban): math 29% / reading 36% proficiency, ranked #575 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/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.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask is 138% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $155k implies a 138% gain — meaningful room to come down on a strong offer.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
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: 1.05% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 N Main St	0.22mi	3/2.0	1,352 (-6%)	0mo	$114,900	$85	76
711 Taylor Avenue Ave	0.32mi	3/2.0	1,344 (-7%)	5mo	$41,000	$31	66
136 E O'connor Ave	0.29mi	3/1.0	1,248 (-13%)	1mo	$48,500	$39	64
1033 N Main St	0.47mi	4/1.5 (+1)	1,450 (+1%)	8mo	$115,000	$79	64
1572 Adams St	0.52mi	4/1.0 (+1)	1,449 (+1%)	12mo	$145,000	$100	60
720 N West St	0.75mi	3/2.0	1,496 (+4%)	0mo	$90,000	$60	54
400 W Northern Ave	0.56mi	3/2.0	1,256 (-13%)	4mo	$161,000	$128	45
500 W Northern Ave	0.64mi	3/1.0	1,232 (-14%)	2mo	$215,000	$175	44
1219 Virginia Ave	0.72mi	4/1.0 (+1)	1,352 (-6%)	9mo	$175,000	$129	44
429 Lewis Blvd	0.70mi	3/1.0	1,232 (-14%)	0mo	$174,000	$141	43
1024 Burch Ave	0.69mi	3/1.5	1,272 (-12%)	9mo	$175,000	$138	39
610 W Robb Ave	0.69mi	3/1.5	1,240 (-14%)	6mo	$95,000	$77	38

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,064
• Equity at exit: $23,096

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $21,282
• Equity at exit: $13,393

Cash invested: $43,372 (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 45801

• Active inventory: 74
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $315

Break-even live

Break-even rent $1,223

Max offer price $154,900

Occupancy floor 76%

Sensitivity live

Price	-10% $403	-5% $359	+0% $315	+5% $271	+10% $228
Rent	-10% $187	-5% $251	+0% $315	+5% $379	+10% $443
Rate	-1.0pp $393	-0.5pp $355	base $315	+0.5pp $275	+1.0pp $234

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 W Ashton Ave Lima, OH	3.0	1.0	1288	$2,000	$1.55	44d	1	0.57mi
420 N Baxter St Lima, OH	3.0	2.0	1386	$1,200	$0.87	44d	1	1.39mi
43 Town Sq Lima, OH	2.0–3.0	1.0–2.0	1100	$1,413	$1.28	44d	9	1.45mi

Listing history 28 events

1. 2026-06-18
   statusdays on market $154,900 Active 1 DOM
2. 2026-06-17
   days on market $154,900 Coming Soon 29 DOM
3. 2026-06-16
   days on market $154,900 Coming Soon 28 DOM
4. 2026-06-15
   days on market $154,900 Coming Soon 27 DOM
5. 2026-06-14
   days on market $154,900 Coming Soon 25 DOM
6. 2026-06-12
   days on market $154,900 Coming Soon 24 DOM
7. 2026-06-09
   days on market $154,900 Coming Soon 21 DOM
8. 2026-06-08
   days on market $154,900 Coming Soon 20 DOM
9. 2026-06-07
   days on market $154,900 Coming Soon 19 DOM
10. 2026-06-07
    days on market $154,900 Coming Soon 18 DOM
11. 2026-06-04
    days on market $154,900 Coming Soon 15 DOM
12. 2026-06-02
    days on market $154,900 Coming Soon 14 DOM
13. 2026-06-01
    days on market $154,900 Coming Soon 13 DOM
14. 2026-05-31
    days on market $154,900 Coming Soon 12 DOM
15. 2026-05-31
    days on market $154,900 Coming Soon 11 DOM
16. 2026-05-19
    historical $154,900
17. 2022-09-13
    soldstatus $65,000
18. 2022-09-13
    listed $65,000
19. 2020-01-30
    soldstatus $65,000
20. 2020-01-15
    soldstatus $65,000 304-char remark

    Show marketing remark (304 chars)

    Welcome to 1416 N Central St Lima. A very nice home with three bedrooms and one bath, This home has a great bonus room for entertaining. Nice front deck, large fenced in backyard with covered patio and three utility sheds. Two sheds with electricity. This home has a metal roof. A must see. ,Under 1 Acre

21. 2019-12-02
    listed $70,000 304-char remark

    Show marketing remark (304 chars)

    Welcome to 1416 N Central St Lima. A very nice home with three bedrooms and one bath, This home has a great bonus room for entertaining. Nice front deck, large fenced in backyard with covered patio and three utility sheds. Two sheds with electricity. This home has a metal roof. A must see. ,Under 1 Acre

22. 2017-12-11
    soldstatus $41,000
23. 2017-12-07
    soldstatus $41,000
24. 2017-09-12
    listed $45,500
25. 1995-05-12
    soldstatus $42,000
26. 1995-04-06
    soldstatus $32,000
27. 1993-06-04
    soldstatus $29,400
28. 1991-08-06
    soldstatus $33,000

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$671/yr (+$56/mo · 62.5%)

ⓘ 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: $19,467
• − Mortgage interest: −$8,677
• − Property taxes: −$1,074
• − Insurance: −$774
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,506
• Taxable income: $1,321
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $3,466/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: Lima City
• NCES district ID: 3904422
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $29,685
• Composite: 26.31/100
• National rank: #7243
• State rank: #575 of 656 in OH

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lima, OH
• County: Allen County · 21,739 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 21,739
• Household income: $51,731
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1141.0

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.79%
• Current HPI: 219.5329
• Rent YoY: —
• Metro: Lima, OH
• 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

+369.4% since first listed

13 events — show timeline

• 2026-05-19 Coming Soon $154,900 CBRMLS
• 2022-09-13 Listed $65,000 CBRMLS
• 2022-09-13 Sold (MLS) $65,000 CBRMLS
• 2020-01-30 Sold (Public Records) $65,000 Public Records
• 2020-01-15 Sold (MLS) $65,000 WCARE
• 2019-12-02 Listed $70,000 WCARE
• 2017-12-11 Sold (Public Records) $41,000 Public Records
• 2017-12-07 Sold (MLS) $41,000 WCARE
• 2017-09-12 Listed $45,500 WCARE
• 1995-05-12 Sold (Public Records) $42,000 Public Records
• 1995-04-06 Sold (Public Records) $32,000 Public Records
• 1993-06-04 Sold (Public Records) $29,400 Public Records
• 1991-08-06 Sold (Public Records) $33,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,074 · +0.3% YoY. Source: county tax records.