801 E Vine St · Lima, OH 45804

$89,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 143 Days on market

Built 1926 3,528 sqft lot $71/sqft · 85% above area

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Investors! Look at this Turnkey 3 Bedroom, one full bath Colonial! Tenant occupied at $1300/month plus tenant pays their own gas/electric! 1248 square feet! Updates include: upper gutters, some ductwork, hot water tank, updated electrical panel and wiring, hardwood floors refinished, and some interior paint. Roof year within 10 years. Furnace year unknown, however, works great! Cozy front porch with concrete steps, Nice lot, quiet street! Corner Lot! Solid home! Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long!

Key facts

• Cozy front porch
• Corner lot
• 3,528 sq ft lot

Tags

• COZY FRONT PORCH
• CORNER LOT
• UPDATED ELECTRICAL PANEL
• HARDWOOD FLOORS REFINISHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 7.7% in Lima — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 79 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $48,214
• List price: $89,000
• Delta: 84.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
638 Harrison Ave	0.34mi	3/1.0	1,256 (+1%)	4mo	$27,000	$21	79
1008 Fairview Ave	0.29mi	3/1.5	1,230 (-1%)	4mo	$30,000	$24	79
526 S Pine St	0.34mi	3/1.5	1,216 (-3%)	8mo	$84,000	$69	71
617 E Kibby St E	0.30mi	2/1.0 (-1)	1,314 (+5%)	3mo	$20,000	$15	69
1127 E Franklin St	0.35mi	3/2.0	1,194 (-4%)	4mo	$50,000	$42	69
721 E Albert St	0.20mi	3/1.0	1,386 (+11%)	4mo	$18,000	$13	69
516 Catalpa Ave	0.56mi	3/1.0	1,283 (+3%)	4mo	$82,000	$64	66
600 Dingledine Ave	0.16mi	2/1.0 (-1)	1,104 (-12%)	5mo	$75,000	$68	64
726 Catalpa Ave	0.49mi	3/1.0	1,161 (-7%)	5mo	$22,000	$19	61
217 Harrison Ave	0.72mi	3/1.0	1,301 (+4%)	1mo	$135,000	$104	58
306 E Vine St	0.31mi	2/1.0 (-1)	1,122 (-10%)	7mo	$90,000	$80	58
650 S Dewey Ave	0.58mi	4/1.5 (+1)	1,126 (-10%)	1mo	$126,000	$112	49

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,719
• Equity at exit: $13,270

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $24,339
• Equity at exit: $7,695

Cash invested: $24,920 (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 45804

• Active inventory: 79
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$467
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $270

Break-even live

Break-even rent $673

Max offer price $89,000

Occupancy floor 68%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Hope St Lima, OH	3.0	2.0	1079	$975	$0.90	43d	1	0.64mi
521 Hope St Lima, OH	3.0	2.0	1079	$975	$0.90	43d	1	0.65mi
616 Hope St Lima, OH	3.0	2.0	1079	$975	$0.90	43d	1	0.66mi
138 Harrison Ave Lima, OH	3.0	1.0	1152	$975	$0.85	43d	1	0.78mi
43 Town Sq Lima, OH	2.0–3.0	1.0–2.0	1100	$1,413	$1.28	43d	9	1.09mi
545 W Market St Unit 340 1/2 Mcpheron Lima, OH	2.0	1.0	900	$800	$0.89	43d	1	1.30mi

Listing history 28 events

1. 2026-06-19
   days on market $89,000 Active 143 DOM
2. 2026-06-18
   days on market $89,000 Active 142 DOM
3. 2026-06-17
   days on market $89,000 Active 141 DOM
4. 2026-06-16
   days on market $89,000 Active 140 DOM
5. 2026-06-15
   days on market $89,000 Active 139 DOM
6. 2026-06-14
   days on market $89,000 Active 137 DOM
7. 2026-06-12
   days on market $89,000 Active 136 DOM
8. 2026-06-09
   days on market $89,000 Active 133 DOM
9. 2026-06-08
   days on market $89,000 Active 132 DOM
10. 2026-06-07
    days on market $89,000 Active 131 DOM
11. 2026-06-07
    days on market $89,000 Active 130 DOM
12. 2026-06-04
    days on market $89,000 Active 127 DOM
13. 2026-06-02
    days on market $89,000 Active 126 DOM
14. 2026-06-01
    days on market $89,000 Active 125 DOM
15. 2026-05-31
    days on market $89,000 Active 124 DOM
16. 2026-05-31
    days on market $89,000 Active 123 DOM
17. 2026-04-25
    price $89,000 683-char remark

    Show marketing remark (683 chars)

    Investors! Look at this Turnkey 3 Bedroom, one full bath Colonial! Tenant occupied at $1300/month plus tenant pays their own gas/electric! 1248 square feet! Updates include: upper gutters, some ductwork, hot water tank, updated electrical panel and wiring, hardwood floors refinished, and some interior paint. Roof year within 10 years. Furnace year unknown, however, works great! Cozy front porch with concrete steps, Nice lot, quiet street! Corner Lot! Solid home! Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long!

18. 2026-03-03
    price $92,000 683-char remark

    Show marketing remark (683 chars)

    Investors! Look at this Turnkey 3 Bedroom, one full bath Colonial! Tenant occupied at $1300/month plus tenant pays their own gas/electric! 1248 square feet! Updates include: upper gutters, some ductwork, hot water tank, updated electrical panel and wiring, hardwood floors refinished, and some interior paint. Roof year within 10 years. Furnace year unknown, however, works great! Cozy front porch with concrete steps, Nice lot, quiet street! Corner Lot! Solid home! Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long!

19. 2026-02-21
    price $95,000 683-char remark

    Show marketing remark (683 chars)

    Investors! Look at this Turnkey 3 Bedroom, one full bath Colonial! Tenant occupied at $1300/month plus tenant pays their own gas/electric! 1248 square feet! Updates include: upper gutters, some ductwork, hot water tank, updated electrical panel and wiring, hardwood floors refinished, and some interior paint. Roof year within 10 years. Furnace year unknown, however, works great! Cozy front porch with concrete steps, Nice lot, quiet street! Corner Lot! Solid home! Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long!

20. 2026-01-27
    listed $99,000 Active 683-char remark

    Show marketing remark (683 chars)

    Investors! Look at this Turnkey 3 Bedroom, one full bath Colonial! Tenant occupied at $1300/month plus tenant pays their own gas/electric! 1248 square feet! Updates include: upper gutters, some ductwork, hot water tank, updated electrical panel and wiring, hardwood floors refinished, and some interior paint. Roof year within 10 years. Furnace year unknown, however, works great! Cozy front porch with concrete steps, Nice lot, quiet street! Corner Lot! Solid home! Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long!

21. 2025-07-09
    price $70,750
22. 2025-05-21
    price $35,000
23. 2025-04-30
    listed $45,000 Active
24. 2024-01-10
    listed $45,000 Active
25. 2022-03-29
    soldstatus $140,000
26. 2022-03-22
    soldstatus $14,709
27. 2021-06-25
    listed $39,900
28. 2004-12-10
    soldstatus $23,625

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$528/yr (+$44/mo · 159.2%)

ⓘ 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: $12,169
• − Mortgage interest: −$4,985
• − Property taxes: −$332
• − Insurance: −$445
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,589
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,787/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 · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 14,197
• Household income: $42,594
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 8.1

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 19% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -124.39%
• Current HPI: 126.4189
• 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

+276.7% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $89,000 MLSNOW
• 2026-03-03 Price Changed $92,000 MLSNOW
• 2026-02-21 Price Changed $95,000 MLSNOW
• 2026-01-27 Listed $99,000 MLSNOW
• 2025-07-09 Price Changed $70,750 MARMLS
• 2025-05-21 Price Changed $35,000 MARMLS
• 2025-04-30 Listed $45,000 MARMLS
• 2024-01-10 Listed $45,000 WCARE
• 2022-03-29 Sold (Public Records) $140,000 Public Records
• 2022-03-22 Sold (MLS) $14,709 WCARE
• 2021-06-25 Listed $39,900 WCARE
• 2004-12-10 Sold (Public Records) $23,625 Public Records

Property tax history

-3.1%/yr

Latest (2025): $332 · -12.9% YoY. Source: county tax records.