545 W Light St · Urbana, OH 43078

$134,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 3 Days on market

Built 1961 7,840 sqft lot Est $162k · 17% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

The exterior with aluminum siding and a new roof in 2026 is ready to go. You'll love the 4 car tandem off street parking and the 10x10 shed. The 3 bedroom interior is looking for the perfect interior decorator. All appliances stay. The glass enclosed step in shower system was installed in 2022. Two and four legged pets will enjoy the back patio and huge fenced back yard. At asking price home is selling 'as is'.

Key facts

• Fenced back yard
• Aluminum siding
• New roof

Tags

• ALUMINUM SIDING
• NEW ROOF
• 4-CAR TANDEM PARKING
• 10X10 SHED
• GLASS ENCLOSED SHOWER
• FENCED BACK YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1961; No common walls
• Construction: Block foundation
• Exterior features: Patio; Fenced yard; Shed(s)

Interior

• Bedrooms: Three bedrooms (all on main level)
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement; 864 living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (34.7% below list).
• Recommended offer: $88k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Urbana — 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 71/100 on livability (#404 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Urbana City (town): math 43% / reading 45% proficiency, ranked #509 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Urbana Elementary School (math 46% / reading 48%, grade D-, #942 of 1,584 statewide, top 61%, 871 students, 56% FRL); Urbana Junior High School (math 41% / reading 38%, grade F, #519 of 654 statewide, top 80%, 433 students, 50% FRL); Urbana High School (math 42% / reading 57%, grade D, #390 of 781 statewide, top 54%, 550 students, 47% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 91 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% local appreciation)).
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $88,124 (34.7% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.65% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $162,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 W Light St	0.00mi	3/1.0	864 (0%)	1mo	$134,900	$156	99
557 Hagenbuch St	0.07mi	3/1.0	864 (0%)	5mo	$189,000	$219	93
350 Mosgrove St	0.19mi	3/1.0	936 (+8%)	9mo	$210,000	$224	70
535 W Light St	0.02mi	3/1.0	960 (+11%)	16mo	$100,000	$104	67
922 W Court St	0.61mi	3/1.0	864 (0%)	8mo	$181,000	$209	65
937 W Court St	0.64mi	2/1.0 (-1)	864 (0%)	6mo	$169,000	$196	60
503 Gwynne St	0.36mi	2/1.0 (-1)	900 (+4%)	14mo	$195,000	$217	60
241 Louden St	0.35mi	2/1.0 (-1)	964 (+12%)	7mo	$60,000	$62	54
947 W Church St	0.58mi	2/1.0 (-1)	886 (+2%)	17mo	$159,900	$180	50
132 Washington Ave	0.58mi	2/1.0 (-1)	786 (-9%)	4mo	$148,000	$188	50
320 Freeman Ave	0.57mi	2/1.0 (-1)	946 (+10%)	8mo	$140,000	$148	46
120 Sara St	0.73mi	2/1.0 (-1)	966 (+12%)	5mo	$159,900	$166	37

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $66,013
• Equity at exit: $121,529

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $200,094
• Equity at exit: $262,081

Cash invested: $37,772 (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 43078

• Home prices YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-116

Break-even live

Break-even rent $1,028

Max offer price $114,385

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-78	+0% $-116	+5% $-154	+10% $-192
Rent	-10% $-186	-5% $-151	+0% $-116	+5% $-81	+10% $-47
Rate	-1.0pp $-48	-0.5pp $-82	base $-116	+0.5pp $-151	+1.0pp $-187

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 W Light St Urbana, OH	2.0	1.0	899	$875	$0.97	25d	1	0.23mi
718 W Light St Urbana, OH	2.0	1.0	899	$875	$0.97	21d	1	0.24mi
219 N Main St Unit H Urbana, OH	2.0	1.0	575	$1,250	$2.17	0d	1	0.68mi
435 E Water St Urbana, OH	2.0	1.5	930	$945	$1.02	0d	1	1.16mi

Listing history 6 events

1. 2026-05-12
   status Pending 414-char remark

   Show marketing remark (414 chars)

   The exterior with aluminum siding and a new roof in 2026 is ready to go. You'll love the 4 car tandem off street parking and the 10x10 shed. The 3 bedroom interior is looking for the perfect interior decorator. All appliances stay. The glass enclosed step in shower system was installed in 2022. Two and four legged pets will enjoy the back patio and huge fenced back yard. At asking price home is selling 'as is'.

2. 2026-05-12
   status Pending 414-char remark

   Show marketing remark (414 chars)

   The exterior with aluminum siding and a new roof in 2026 is ready to go. You'll love the 4 car tandem off street parking and the 10x10 shed. The 3 bedroom interior is looking for the perfect interior decorator. All appliances stay. The glass enclosed step in shower system was installed in 2022. Two and four legged pets will enjoy the back patio and huge fenced back yard. At asking price home is selling 'as is'.

3. 2026-05-11
   status Pending
4. 2026-05-08
   listed $134,900 Active
5. 2026-05-07
   listed $134,900 Active 414-char remark

   Show marketing remark (414 chars)

   The exterior with aluminum siding and a new roof in 2026 is ready to go. You'll love the 4 car tandem off street parking and the 10x10 shed. The 3 bedroom interior is looking for the perfect interior decorator. All appliances stay. The glass enclosed step in shower system was installed in 2022. Two and four legged pets will enjoy the back patio and huge fenced back yard. At asking price home is selling 'as is'.

6. 2026-05-07
   listed $134,900 Active 414-char remark

   Show marketing remark (414 chars)

   The exterior with aluminum siding and a new roof in 2026 is ready to go. You'll love the 4 car tandem off street parking and the 10x10 shed. The 3 bedroom interior is looking for the perfect interior decorator. All appliances stay. The glass enclosed step in shower system was installed in 2022. Two and four legged pets will enjoy the back patio and huge fenced back yard. At asking price home is selling 'as is'.

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$760/yr (+$63/mo · 130.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,575
• − Mortgage interest: −$7,556
• − Property taxes: −$584
• − Insurance: −$674
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$3,924
• Taxable loss: −$3,857
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $-468/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: Urbana City
• NCES district ID: 3904494
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $40,461
• Composite: 36.9/100
• National rank: #4545
• State rank: #509 of 656 in OH

Livability — Urbana

• Score: 71/100
• State rank: #404
• US rank: #6676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbana, OH
• County: Champaign · 37,359 people
• Population (ZIP): 19,985
• Household income: $72,500
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 8.2

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.22%
• Current HPI: 415.85
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-12 Pending — Dayton MLS
• 2026-05-12 Pending — WRIST
• 2026-05-11 Pending — CBRMLS
• 2026-05-08 Listed $134,900 CBRMLS
• 2026-05-07 Listed $134,900 WRIST
• 2026-05-07 Listed $134,900 Dayton MLS

Property tax history

+7.4%/yr

Latest (2025): $584 · +0.0% YoY. Source: county tax records.