312 E Washington St · New Madison, OH 45346

$95,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 11 Days on market

Built 1900 5,114 sqft lot Est $135k · 29% under

---

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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Appreciation +6.0/10.0
• Schools +6.0/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you looking for an investment property? Take a look at this 2 bedroom house that is a few blocks from downtown and the school. A 2nd bathroom was added upstairs. The house has a nice wrap around porch. New water heater 2021.

Key facts

• Wrap around porch
• New water heater
• 5,114 sq ft lot

Tags

• WRAP AROUND PORCH
• 2ND BATHROOM UPSTAIRS
• NEW WATER HEATER

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Residential zoning
• Construction: Asbestos construction material
• Exterior features: Fenced yard; Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Second-level bedroom (13 x 8); Main-level bedroom (12 x 9)
• Bathrooms: 2 full bathrooms total; 1 main-level bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Crawl space basement; partial and unfinished; Total of 5 rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 71/100 on livability (#414 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Tri-Village Local (rural): math 66% / reading 74% proficiency, ranked #149 of 656 in OH (top 23%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 3 active listings in the ZIP; solid renter incomes; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($81k/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 $3k of equity ($657 loan paydown + $2k appreciation (2.0% local appreciation)).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $134,552
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Fairview Ave	0.25mi	2/1.0 (-1)	980 (+1%)	2mo	$203,000	$207	80
242 W Washington St	0.33mi	2/1.0 (-1)	998 (+3%)	7mo	$132,000	$132	69
202 Jefferson St	0.27mi	2/1.0 (-1)	862 (-11%)	4mo	$119,900	$139	61
115 Jefferson St	0.23mi	2/1.0 (-1)	896 (-7%)	15mo	$140,000	$156	60
181 Arnold St	0.33mi	2/1.0 (-1)	1,056 (+9%)	9mo	$138,000	$131	57
244 W Washington St	0.34mi	2/1.0 (-1)	1,064 (+10%)	8mo	$145,000	$136	56
131 E Washington St	0.11mi	2/1.0 (-1)	854 (-12%)	22mo	$132,000	$155	52
109 Anderson St	0.44mi	2/1.0 (-1)	1,060 (+10%)	11mo	$135,000	$127	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.75×
• Total profit: $19,906
• Equity at exit: $37,750

10-year hold

• IRR: 16.4%
• Equity multiple: 3.20×
• Total profit: $58,446
• Equity at exit: $54,575

Cash invested: $26,600 (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 45346

• Home prices YoY: 0.9%
• Active inventory: 3
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $207

Break-even live

Break-even rent $747

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $260	-5% $233	+0% $207	+5% $180	+10% $153
Rent	-10% $127	-5% $167	+0% $207	+5% $246	+10% $286
Rate	-1.0pp $254	-0.5pp $231	base $207	+0.5pp $182	+1.0pp $157

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $95,000 Active 11 DOM
2. 2026-06-18
   days on market $95,000 Active 10 DOM
3. 2026-06-17
   days on market $95,000 Active 9 DOM
4. 2026-06-16
   days on market $95,000 Active 8 DOM
5. 2026-06-15
   days on market $95,000 Active 7 DOM
6. 2026-06-14
   days on market $95,000 Active 5 DOM
7. 2026-06-12
   days on market $95,000 Active 4 DOM
8. 2026-06-09
   remarks 229-char remark
9. 2026-06-09
   listed $95,000 Active 1 DOM

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$428/yr (+$36/mo · 68.2%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,100
• − Mortgage interest: −$5,321
• − Property taxes: −$627
• − Insurance: −$475
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$2,764
• Taxable income: $977
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,244/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: Tri-Village Local
• NCES district ID: 3904668
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 74% ▼ -4.00%
• Median HH income: $52,236
• Composite: 59.56/100
• National rank: #916
• State rank: #149 of 656 in OH

Livability — New Madison

• Score: 71/100
• State rank: #414
• US rank: #6821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Madison, OH
• County: Darke · 50,606 people
• Population (ZIP): 2,022
• Household income: $81,076
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 1.0

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 (97%)
• Race & ethnicity: White 97% Asian 2%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Tagalog/Filipino 2%

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: ▲ 2.05%
• Current HPI: 225.8485
• 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

2 events — show timeline

• 2026-06-08 Listed $95,000 WRIST
• 2026-06-08 Listed $95,000 Dayton MLS

Property tax history

+4.0%/yr

Latest (2025): $627 · -0.3% YoY. Source: county tax records.