7 NW Cor Center St Main St · Farmersville, OH 45325

$124,900

4 bd · 3.0 ba · 3,300 sqft · MultiFamily · 53 Days on market

Built 1900 Fair condition 1,263 sqft lot $38/sqft · 72% below area ↓ 17% since listing

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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 +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investment opportunity with three rental units currently occupied. The upper unit offers 2 bedrooms and 1 full bath. The two lower units each offer 1 bedroom and 1 full bath. Showings will be scheduled only after accepted contract. Tenants are month to month.

Key facts

• 1,263 sq ft lot
• Built 1900
• Listed 53 days

🏷️ Possibly a rental listed for sale. The $124,900 price doesn't fit this home's estimated sale value (~$450,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% 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).
• At $3,061/mo this rent would consume 46% of the median local household income ($80k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.45% ✓
• Cap rate: 21.23%
• Cash-on-cash: 53.36%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $450,000
• List price: $124,900
• Delta: -72.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.4%
• Equity multiple: 3.25×
• Total profit: $78,848
• Equity at exit: $18,623

10-year hold

• IRR: 56.8%
• Equity multiple: 6.62×
• Total profit: $196,378
• Equity at exit: $10,799

Cash invested: $34,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,061 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $1,555

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 44%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,099
▸ 2× units	1	1	$1,962
Total (3 units)			$3,061

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-15
   price $124,900 259-char remark

   Show marketing remark (259 chars)

   Investment opportunity with three rental units currently occupied. The upper unit offers 2 bedrooms and 1 full bath. The two lower units each offer 1 bedroom and 1 full bath. Showings will be scheduled only after accepted contract. Tenants are month to month.

2. 2026-03-27
   listed $149,900 Active 259-char remark

   Show marketing remark (259 chars)

   Investment opportunity with three rental units currently occupied. The upper unit offers 2 bedrooms and 1 full bath. The two lower units each offer 1 bedroom and 1 full bath. Showings will be scheduled only after accepted contract. Tenants are month to month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,732
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$2,939
• − Management: −$2,939
• − Depreciation: −$3,633
• Taxable income: $17,727
• Est. tax owed @ 24.0%: −$4,255
• After-tax cash flow: $14,406/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs, particularly to the roof and exterior siding, to improve its condition and value. Landscaping improvements would also enhance its curb appeal.

Repairs flagged

• Major roof — Signs of moss and discoloration suggest significant water damage and potential structural issues.
• Moderate exterior siding — The siding shows visible signs of wear and tear, indicating the need for repainting or replacement.
• Minor landscaping — Overgrown areas and lack of visible curb appeal features suggest a need for some landscaping improvements.

Value-add opportunities

• Both repair and replace the roof — A new roof would significantly improve the home's appearance and functionality, attracting more tenants and buyers.
• Both paint the exterior siding — Fresh paint would enhance the home's curb appeal and make it more attractive to potential renters and buyers.
• Both landscaping improvements — Well-maintained landscaping would improve the home's curb appeal and make it more attractive to potential renters and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of moss and discoloration suggest significant water damage and potential structural issues.	Major	$15,000–50,000
exterior siding · The siding shows visible signs of wear and tear, indicating the need for repainting or replacement.	Moderate	$3,000–15,000
landscaping · Overgrown areas and lack of visible curb appeal features suggest a need for some landscaping improvements.	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both repair and replace the roof — A new roof would significantly improve the home's appearance and functionality, attracting more tenants and buyers. ↑
• Both paint the exterior siding — Fresh paint would enhance the home's curb appeal and make it more attractive to potential renters and buyers. ↑
• Both landscaping improvements — Well-maintained landscaping would improve the home's curb appeal and make it more attractive to potential renters and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-16.7% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $124,900 Dayton MLS
• 2026-03-27 Listed $149,900 Dayton MLS