118 E Walnut St · Farmersville, OH 45325

$64,900

4 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 148 Days on market

Built 1919 8,712 sqft lot $45/sqft · 67% 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
• Schools +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Farmersville home under 90K– Hard to find rehab in this quaint town, bring your tools and imagination and make this one yours! Over 1400 sq/ft of potential and possibilities, could be a 4bedrooms/2 bath home!

Key facts

• 8,712 sq ft lot
• Built 1919
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#275 in OH, #4,528 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Valley View Local (suburban): math 54% / reading 69% proficiency, ranked #250 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $65k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.23% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.75%
• DSCR: 2.68
• GRM: 3.7

CMA / ARV

• ARV (median comp): $198,475
• List price: $64,900
• Delta: -67.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Maple St	0.42mi	4/1.0	1,431 (-0%)	10mo	$225,000	$157	68
40 Iris Ave	0.38mi	3/2.0 (-1)	1,388 (-3%)	6mo	$211,000	$152	66
76 Meadowgate Ct	0.30mi	4/2.5	1,640 (+14%)	10mo	$320,000	$195	52
54 Apple Dr	0.50mi	3/2.0 (-1)	1,596 (+11%)	2mo	$259,900	$163	52
57 Apple Dr	0.47mi	3/1.0 (-1)	1,276 (-11%)	6mo	$191,000	$150	46
307 W Walnut St	0.36mi	3/1.0 (-1)	1,256 (-12%)	12mo	$185,000	$147	43

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: 33.8%
• Equity multiple: 2.43×
• Total profit: $25,994
• Equity at exit: $9,677

10-year hold

• IRR: 40.8%
• Equity multiple: 4.85×
• Total profit: $69,921
• Equity at exit: $5,611

Cash invested: $18,172 (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 45325

• Home prices YoY: -29.0%
• Active inventory: 15
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $572

Break-even live

Break-even rent $726

Max offer price $64,900

Occupancy floor 56%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $64,900 Pending 148 DOM
2. 2026-06-16
   days on market $64,900 Active 148 DOM
3. 2026-06-15
   days on market $64,900 Active 147 DOM
4. 2026-06-13
   days on market $64,900 Active 145 DOM
5. 2026-06-13
   days on market $64,900 Active 144 DOM
6. 2026-06-09
   days on market $64,900 Active 141 DOM
7. 2026-06-08
   pricedays on market $64,900 Active 140 DOM
8. 2026-06-07
   days on market $69,900 Active 139 DOM
9. 2026-06-03
   days on market $69,900 Active 135 DOM
10. 2026-06-02
    days on market $69,900 Active 134 DOM
11. 2026-06-01
    days on market $69,900 Active 133 DOM
12. 2026-05-31
    days on market $69,900 Active 132 DOM
13. 2026-04-22
    price $69,900 215-char remark

    Show marketing remark (215 chars)

    Farmersville home under 90K– Hard to find rehab in this quaint town, bring your tools and imagination and make this one yours! Over 1400 sq/ft of potential and possibilities, could be a 4bedrooms/2 bath home!

14. 2026-03-23
    price $74,900 215-char remark

    Show marketing remark (215 chars)

    Farmersville home under 90K– Hard to find rehab in this quaint town, bring your tools and imagination and make this one yours! Over 1400 sq/ft of potential and possibilities, could be a 4bedrooms/2 bath home!

15. 2026-03-03
    price $79,900 215-char remark

    Show marketing remark (215 chars)

    Farmersville home under 90K– Hard to find rehab in this quaint town, bring your tools and imagination and make this one yours! Over 1400 sq/ft of potential and possibilities, could be a 4bedrooms/2 bath home!

16. 2026-01-19
    listed $86,900 Active 215-char remark

    Show marketing remark (215 chars)

    Farmersville home under 90K– Hard to find rehab in this quaint town, bring your tools and imagination and make this one yours! Over 1400 sq/ft of potential and possibilities, could be a 4bedrooms/2 bath home!

17. 1987-02-03
    soldstatus $30,000

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/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 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,391
• − Mortgage interest: −$3,635
• − Property taxes: −$2,470
• − Insurance: −$324
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$1,888
• Taxable income: $6,291
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $5,351/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: Valley View Local
• NCES district ID: 3904874
• Math proficiency: 54% ▼ -17.00%
• Reading proficiency: 69% ▼ -7.00%
• Median HH income: $60,457
• Composite: 53.26/100
• National rank: #1495
• State rank: #250 of 656 in OH

Livability — Farmersville

• Score: 74/100
• State rank: #275
• US rank: #4528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, OH
• County: Montgomery · 506,435 people
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 2,746
• Household income: $79,688
• Rent vs Own: 6.3% rent · 93.7% own
• Severe rent burden: 3.3

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.25%
• Current HPI: 228.4052
• 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

+133.0% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $69,900 Dayton MLS
• 2026-03-23 Price Changed $74,900 Dayton MLS
• 2026-03-03 Price Changed $79,900 Dayton MLS
• 2026-01-19 Listed $86,900 Dayton MLS
• 1987-02-03 Sold (Public Records) $30,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,470 · -0.1% YoY. Source: county tax records.