116 Main St St · Dexter City, OH 45727

$80,000

4 bd · 2.0 ba · 3,290 sqft · SingleFamily · 101 Days on market

Built 2025 $24/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

Key facts

• Roof
• Windows
• Framing

Tags

• BRAND NEW CONSTRUCTION
• MAJOR STRUCTURAL WORK
• FRAMING
• ROOF
• SIDING
• WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,168 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute F.
• Caldwell Exempted Village (town): math 36% / reading 49% proficiency, ranked #529 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Caldwell Elementary School (math 40% / reading 48%, grade F, #1,017 of 1,584 statewide, top 64%, 494 students, 52% FRL); Caldwell High School (math 12% / reading 54%, grade F, #601 of 781 statewide, top 77%, 209 students, 39% FRL).
• Market conditions: 6 active listings in the ZIP; lower-income renter base — watch delinquency; 19 units permitted in Noble County in 2024 (0 in 5+ unit buildings).
• At $1,388/mo this rent would consume 50% of the median local household income ($34k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $1k appreciation (1.8% local appreciation)).
• Noble County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $80k implies a 186% gain — meaningful room to come down on a strong offer.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.73% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 4.8

CMA / ARV

• ARV (median comp): $165,682
• List price: $80,000
• Delta: -51.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.87×
• Total profit: $41,973
• Equity at exit: $30,880

10-year hold

• IRR: 36.4%
• Equity multiple: 5.63×
• Total profit: $103,644
• Equity at exit: $43,957

Cash invested: $22,400 (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 45727

• Home prices YoY: 1.4%
• Active inventory: 6
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $583

Break-even live

Break-even rent $650

Max offer price $80,000

Occupancy floor 53%

Sensitivity live

Price	-10% $628	-5% $606	+0% $583	+5% $560	+10% $538
Rent	-10% $473	-5% $528	+0% $583	+5% $638	+10% $693
Rate	-1.0pp $623	-0.5pp $603	base $583	+0.5pp $562	+1.0pp $541

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $80,000 Active 101 DOM
2. 2026-06-21
   days on market $80,000 Active 100 DOM
3. 2026-06-18
   days on market $80,000 Active 98 DOM
4. 2026-06-17
   days on market $80,000 Active 97 DOM
5. 2026-06-16
   pricedays on market $80,000 Active 96 DOM
6. 2026-06-15
   days on market $85,000 Active 95 DOM
7. 2026-06-13
   days on market $85,000 Active 93 DOM
8. 2026-06-12
   days on market $85,000 Active 92 DOM
9. 2026-06-09
   days on market $85,000 Active 89 DOM
10. 2026-06-08
    days on market $85,000 Active 88 DOM
11. 2026-06-07
    pricedays on market $85,000 Active 87 DOM
12. 2026-06-05
    days on market $90,000 Active 85 DOM
13. 2026-06-04
    days on market $90,000 Active 83 DOM
14. 2026-06-03
    price $90,000 Active 82 DOM
15. 2026-06-02
    days on market $95,000 Active 82 DOM
16. 2026-06-01
    days on market $95,000 Active 81 DOM
17. 2026-05-31
    days on market $95,000 Active 80 DOM
18. 2026-05-08
    price $100,000 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

19. 2026-05-07
    price $101,500 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

20. 2026-04-20
    price $108,000 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

21. 2026-04-16
    price $113,999 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

22. 2026-04-03
    price $118,900 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

23. 2026-03-31
    price $125,000 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

24. 2026-03-18
    price $145,000 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

25. 2026-03-12
    listed $150,000 Active 1285-char remark

    Show marketing remark (1285 chars)

    Investor or builder opportunity! This brand new construction project already has the major structural work completed, offering the perfect chance to step in, finish the remaining details in your own style, and build equity. Significant progress has already been made with framing, roof, siding, windows, plumbing, electrical, and water service already in place--saving you time, money, and upfront heavy lifting. Estimated remaining finish work includes: • Drywall finish + paint • Flooring throughout • Kitchen installation • Bathroom finishes (fixtures/vanities) • HVAC system • Interior doors + trim • Final cosmetic touches Estimated finish cost ranges: • Budget finish: ~$30,000-$45,000 • Mid-grade finish: ~$45,000-$65,000 • Higher-end finish: ~$65,000+ This spacious home features 4 bedrooms, 2 bathrooms, and 3,290 square feet of living space. Located in Dexter City near Caldwell, with convenient access to Marietta, Cambridge, and surrounding Noble County areas, the property sits in a quiet setting near a local park and open space. A great opportunity for: • Investors looking for their next project • Builders ready to finish and sell • Buyers wanting to customize a home and build equity

26. 2026-03-05
    historical
27. 2026-02-20
    price $150,000
28. 2026-01-27
    price $170,000
29. 2026-01-15
    price $175,000
30. 2025-12-28
    price $185,000
31. 2025-11-29
    price $195,000
32. 2025-11-06
    price $204,500
33. 2025-10-08
    listed $208,950 Active
34. 2023-10-19
    soldstatus $28,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$262/yr (+$22/mo · 36.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,651
• − Mortgage interest: −$4,481
• − Property taxes: −$725
• − Insurance: −$400
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,327
• Taxable income: $6,053
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,542/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: Caldwell Exempted Village
• NCES district ID: 3904525
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $37,221
• Composite: 35.3/100
• National rank: #4967
• State rank: #529 of 656 in OH

Livability — Dexter City

• Score: 52/100
• State rank: #1168
• US rank: #25054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dexter City, OH
• County: Noble · 16,074 people
• Population (ZIP): 909
• Household income: $33,542
• Rent vs Own: 6.6% rent · 93.4% own
• Severe rent burden: 5.9

Population outlook (Noble County) Hauer SSP2

• Today (2025): 13,837 people
• By 2030: 13,584 · -1.8%
• By 2040: 12,674 · -8.4%
• By 2050: 11,551 · -16.5%
• By 2075: 8,951 · -35.3%
• By 2100: 6,807 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 38% Slovak 3% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -48.8pp toward R · 2008: -15.8pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.5 2016: R+55.1 2012: R+24.6 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.84%
• Current HPI: 135.7388
• 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

+257.1% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $100,000 CBRMLS
• 2026-05-07 Price Changed $101,500 CBRMLS
• 2026-04-20 Price Changed $108,000 CBRMLS
• 2026-04-16 Price Changed $113,999 CBRMLS
• 2026-04-03 Price Changed $118,900 CBRMLS
• 2026-03-31 Price Changed $125,000 CBRMLS
• 2026-03-18 Price Changed $145,000 CBRMLS
• 2026-03-12 Listed $150,000 CBRMLS
• 2026-03-05 Listing Removed — MLSNOW
• 2026-02-20 Price Changed $150,000 MLSNOW
• 2026-01-27 Price Changed $170,000 MLSNOW
• 2026-01-15 Price Changed $175,000 MLSNOW
• 2025-12-28 Price Changed $185,000 MLSNOW
• 2025-11-29 Price Changed $195,000 MLSNOW
• 2025-11-06 Price Changed $204,500 MLSNOW
• 2025-10-08 Listed $208,950 MLSNOW
• 2023-10-19 Sold (Public Records) $28,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $725 · +126.3% YoY. Source: county tax records.