626 Gray Ave · Greenville, OH 45331

$60,000

3 bd · 2.0 ba · 1,345 sqft · SingleFamily public records · 13 Days on market

Built 1902 5,942 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom home on the south end of town close to the park. This home features a new windows, furnace, water heater, roof, interior and exterior paint and carpeting! There is an over-sized garage that has plenty of room for a workshop area or just extra storage. This home is ready for you to move into and call yours!

Key facts

• 5,942 sq ft lot
• Garage
• Built 1902

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $60k).
• Cap rate 11.4% vs local median 3.9% in Greenville — 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 69/100 on livability (#514 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Greenville City (town): math 49% / reading 50% proficiency, ranked #456 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Darke County population projected at -20% 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 $17k 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.
• 3 sale attempts since 10y 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.
• Current owner paid $30k; list at $60k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1902 — 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. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $141,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Gray Ave	0.14mi	3/1.5	1,338 (-0%)	3mo	$119,000	$89	88
524 Gray Ave	0.08mi	3/1.0	1,368 (+2%)	6mo	$60,000	$44	84
156 Pine St	0.29mi	3/1.0	1,358 (+1%)	1mo	$115,000	$85	80
744 Central Ave	0.30mi	2/1.5 (-1)	1,328 (-1%)	5mo	$60,000	$45	73
626 Birt St	0.53mi	3/2.0	1,327 (-1%)	4mo	$160,500	$121	70
510 Harrison Ave	0.21mi	2/1.5 (-1)	1,232 (-8%)	3mo	$158,000	$128	67
209 Chestnut St	0.57mi	3/2.0	1,433 (+6%)	5mo	$161,000	$112	59
322 Sweitzer St	0.41mi	4/1.0 (+1)	1,440 (+7%)	2mo	$175,000	$122	58
426 Wayne Ave	0.27mi	2/1.5 (-1)	1,208 (-10%)	6mo	$126,600	$105	58
422 Southbrook Dr	0.59mi	3/1.0	1,232 (-8%)	2mo	$180,000	$146	53
337 W Main St	0.64mi	3/1.0	1,458 (+8%)	3mo	$149,500	$103	50
117 Hiddeson	0.44mi	2/1.0 (-1)	1,158 (-14%)	2mo	$72,000	$62	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: 9.7%
• Equity multiple: 1.38×
• Total profit: $6,424
• Equity at exit: $8,946

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $26,426
• Equity at exit: $5,188

Cash invested: $16,800 (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 45331

• Active inventory: 73
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $253

Break-even live

Break-even rent $529

Max offer price $60,000

Occupancy floor 65%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 E 4th St Greenville, OH	2.0	1.0	1025	$850	$0.83	23d	1	0.91mi

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 13 DOM
2. 2026-06-17
   days on market $60,000 Active 12 DOM
3. 2026-06-16
   days on market $60,000 Active 11 DOM
4. 2026-06-15
   days on market $60,000 Active 10 DOM
5. 2026-06-13
   days on market $60,000 Active 8 DOM
6. 2026-06-12
   statusdays on market $60,000 Active 7 DOM
7. 2026-03-30
   status Pending
8. 2026-03-30
   historical ActiveUnderContract
9. 2026-03-24
   listed $60,000 Active
10. 2016-11-18
    soldstatus $29,900 Closed 322-char remark

    Show marketing remark (322 chars)

    Nice 3 bedroom home on the south end of town close to the park. This home features a new windows, furnace, water heater, roof, interior and exterior paint and carpeting! There is an over-sized garage that has plenty of room for a workshop area or just extra storage. This home is ready for you to move into and call yours!

11. 2016-11-18
    soldstatus $29,900 322-char remark

    Show marketing remark (322 chars)

    Nice 3 bedroom home on the south end of town close to the park. This home features a new windows, furnace, water heater, roof, interior and exterior paint and carpeting! There is an over-sized garage that has plenty of room for a workshop area or just extra storage. This home is ready for you to move into and call yours!

12. 2016-11-18
    soldstatus $29,900 322-char remark

    Show marketing remark (322 chars)

    Nice 3 bedroom home on the south end of town close to the park. This home features a new windows, furnace, water heater, roof, interior and exterior paint and carpeting! There is an over-sized garage that has plenty of room for a workshop area or just extra storage. This home is ready for you to move into and call yours!

13. 2016-09-12
    listed $33,900 322-char remark

    Show marketing remark (322 chars)

    Nice 3 bedroom home on the south end of town close to the park. This home features a new windows, furnace, water heater, roof, interior and exterior paint and carpeting! There is an over-sized garage that has plenty of room for a workshop area or just extra storage. This home is ready for you to move into and call yours!

14. 2016-09-12
    listed $33,900 322-char remark

    Show marketing remark (322 chars)

    Nice 3 bedroom home on the south end of town close to the park. This home features a new windows, furnace, water heater, roof, interior and exterior paint and carpeting! There is an over-sized garage that has plenty of room for a workshop area or just extra storage. This home is ready for you to move into and call yours!

15. 2001-03-06
    soldstatus $38,000

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$3,361
• − Property taxes: −$943
• − Insurance: −$300
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,745
• Taxable income: $2,219
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,507/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: Greenville City
• NCES district ID: 3904409
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $39,578
• Composite: 41.38/100
• National rank: #3488
• State rank: #456 of 656 in OH

Livability — Greenville

• Score: 69/100
• State rank: #514
• US rank: #8744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, OH
• County: Darke · 50,606 people
• Population (ZIP): 22,298
• Household income: $53,797
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 13.3

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.47%
• Current HPI: 201.8715
• 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

+57.9% since first listed

9 events — show timeline

• 2026-03-30 Pending — Dayton MLS
• 2026-03-30 Contingent — Dayton MLS
• 2026-03-24 Listed $60,000 Dayton MLS
• 2016-11-18 Sold (MLS) $29,900 WRIST
• 2016-11-18 Sold (MLS) $29,900 Dayton MLS
• 2016-11-18 Sold (MLS) $29,900 Dayton MLS
• 2016-09-12 Listed $33,900 WRIST
• 2016-09-12 Listed $33,900 Dayton MLS
• 2001-03-06 Sold (Public Records) $38,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $943 · +0.1% YoY. Source: county tax records.