326 Jefferson St · Sidney, OH 45365

$94,900

2 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 131 Days on market

Built 1900 Good condition 4,950 sqft lot $87/sqft · 39% below area Est $156k · 39% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.6/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home that has been meticulously maintained on the exterior and offers outstanding curb appeal. With newer windows and siding already in place, much of the heavy lifting has been done. Inside, this home has great bones and provides a wonderful opportunity for a buyer to add their own personal touch and make it their own. Conveniently located close to downtown, you'll enjoy easy access to shopping, dining, and local amenities. Whether you are searching for the perfect starter home or a solid investment property, this home offers plenty of potential in a great location. A well-cared-for property with character, potential, and value -- don't miss it.

Key facts

• Great location
• Newer siding
• Newer windows

Tags

• NEWER WINDOWS
• NEWER SIDING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO LOCAL AMENITIES
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.8% in Sidney — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#220 in OH, #3,412 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Sidney City (town): math 46% / reading 52% proficiency, ranked #454 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whittier Early Childhood Center (251 students, 0% FRL); Sidney Middle School (math 46% / reading 53%, grade C, #421 of 654 statewide, top 65%, 840 students, 60% FRL); Sidney High School (math 31% / reading 56%, grade F, #493 of 781 statewide, top 63%, 826 students, 55% FRL).
• Market conditions: 202 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shelby County population projected at -18% 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1900 — 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. 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: 1.16% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $155,569
• List price: $94,900
• Delta: -39.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Pike St	0.34mi	2/1.0	1,120 (+3%)	6mo	$105,000	$94	75
317 E Bennett St	0.41mi	3/1.0 (+1)	1,092 (+0%)	5mo	$144,200	$132	72
747 Clinton Ave	0.20mi	2/2.0	994 (-9%)	3mo	$169,900	$171	70
800 Dingman St	0.64mi	2/1.0	1,012 (-7%)	5mo	$140,000	$138	54
318 Brooklyn Ave	0.74mi	2/1.0	1,190 (+9%)	0mo	$172,000	$145	50
305 Monroe St	0.73mi	3/1.0 (+1)	1,130 (+4%)	10mo	$69,600	$62	46
230 N Pomeroy Ave	0.68mi	3/1.0 (+1)	1,188 (+9%)	3mo	$148,000	$125	46
1302 N Main Ave	0.51mi	3/1.0 (+1)	952 (-13%)	5mo	$184,900	$194	46
402 E Russell Rd	0.69mi	3/1.0 (+1)	1,144 (+5%)	11mo	$197,500	$173	46
319 Michigan St	0.56mi	2/1.0	976 (-10%)	13mo	$66,500	$68	46
812 Norwood Dr	0.30mi	3/1.5 (+1)	1,248 (+14%)	13mo	$175,000	$140	44
807 Dingman St	0.68mi	3/2.0 (+1)	1,180 (+8%)	7mo	$154,500	$131	40

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,371
• Equity at exit: $14,150

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $24,857
• Equity at exit: $8,205

Cash invested: $26,572 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 11 under contract
• Months of supply: 2.2 mo (44%/mo absorbed)
• Median asking: $109,900 ($99/sqft)
• Median days on market: 48 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +44.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45365

• Home prices YoY: -20.1%
• Active inventory: 202
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,103 high
• Mortgage (P&I): −$498
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $279

Break-even live

Break-even rent $750

Max offer price $94,900

Occupancy floor 70%

Sensitivity live

Price	-10% $333	-5% $306	+0% $279	+5% $252	+10% $225
Rent	-10% $192	-5% $235	+0% $279	+5% $323	+10% $366
Rate	-1.0pp $327	-0.5pp $303	base $279	+0.5pp $254	+1.0pp $229

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: $23,725
• Closing costs: $2,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 N Ohio Ave Sidney, OH	1.0	1.0–1.5	656	$1,275	$1.94	11d	23	0.54mi
121 W Poplar St Sidney, OH	2.0	1.0	612	$1,160	$1.90	11d	3	0.60mi
314 Thompson St Sidney, OH	3.0	1.0	1352	$1,200	$0.89	11d	1	0.86mi
600 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	63d	1	0.88mi
560 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	52d	1	0.88mi
612 N Wagner Ave Sidney, OH	2.0	1.0	700	$975	$1.39	68d	1	0.89mi
713 Country Side Ln Sidney, OH	2.0	1.0	998	$1,100	$1.10	11d	1	0.92mi
1146 Morris Ave Sidney, OH	3.0	1.0	1154	$1,300	$1.13	51d	1	1.06mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,030	$0.93	51d	1	1.08mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,100	$1.00	93d	1	1.08mi
805 S Main Ave Sidney, OH	3.0	1.0	1423	$1,400	$0.98	70d	1	1.09mi
751 Campbell Rd Sidney, OH	2.0	1.0	980	$1,100	$1.12	52d	1	1.23mi
522 Stonecastle Ct Sidney, OH	2.0	1.0	836	$900	$1.08	93d	1	1.30mi
552 Stonecastle Ct Unit B1 Sidney, OH	2.0	1.5	836	$900	$1.08	93d	1	1.32mi
552 Stonecastle Ct Sidney, OH	2.0	1.0	836	$900	$1.08	93d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $94,900 Active 131 DOM
2. 2026-08-07
   days on market $94,900 Active 130 DOM
3. 2026-08-06
   days on market $94,900 Active 129 DOM
4. 2026-08-05
   days on market $94,900 Active 128 DOM
5. 2026-08-04
   days on market $94,900 Active 127 DOM
6. 2026-08-03
   days on market $94,900 Active 126 DOM
7. 2026-07-31
   days on market $94,900 Active 123 DOM
8. 2026-07-30
   days on market $94,900 Active 122 DOM
9. 2026-07-30
   days on market $94,900 Active 121 DOM
10. 2026-07-28
    days on market $94,900 Active 120 DOM
11. 2026-07-26
    days on market $94,900 Active 118 DOM
12. 2026-07-25
    days on market $94,900 Active 117 DOM
13. 2026-07-24
    days on market $94,900 Active 116 DOM
14. 2026-07-23
    days on market $94,900 Active 115 DOM
15. 2026-07-22
    days on market $94,900 Active 114 DOM
16. 2026-07-21
    days on market $94,900 Active 113 DOM
17. 2026-07-18
    days on market $94,900 Active 110 DOM
18. 2026-07-16
    days on market $94,900 Active 108 DOM
19. 2026-07-16
    days on market $94,900 Active 107 DOM
20. 2026-07-14
    days on market $94,900 Active 106 DOM
21. 2026-07-13
    days on market $94,900 Active 105 DOM
22. 2026-07-12
    days on market $94,900 Active 104 DOM
23. 2026-07-11
    days on market $94,900 Active 103 DOM
24. 2026-07-10
    days on market $94,900 Active 102 DOM
25. 2026-07-09
    days on market $94,900 Active 101 DOM
26. 2026-07-07
    pricedays on market $94,900 Active 99 DOM
27. 2026-07-06
    days on market $99,999 Active 98 DOM
28. 2026-07-05
    days on market $99,999 Active 97 DOM
29. 2026-07-03
    days on market $99,999 Active 95 DOM
30. 2026-07-02
    days on market $99,999 Active 94 DOM
31. 2026-07-01
    days on market $99,999 Active 93 DOM
32. 2026-06-30
    days on market $99,999 Active 92 DOM
33. 2026-06-29
    days on market $99,999 Active 91 DOM
34. 2026-06-28
    days on market $99,999 Active 90 DOM
35. 2026-06-28
    days on market $99,999 Active 89 DOM
36. 2026-06-27
    days on market $99,999 Active 88 DOM
37. 2026-06-25
    days on market $99,999 Active 86 DOM
38. 2026-06-23
    days on market $99,999 Active 84 DOM
39. 2026-06-21
    days on market $99,999 Active 83 DOM
40. 2026-06-18
    days on market $99,999 Active 80 DOM
41. 2026-06-17
    days on market $99,999 Active 79 DOM
42. 2026-06-16
    days on market $99,999 Active 78 DOM
43. 2026-06-15
    statusdays on market $99,999 Active 77 DOM
44. 2026-06-14
    days on market $99,999 ActiveUnderContract 75 DOM
45. 2026-06-13
    days on market $99,999 ActiveUnderContract 74 DOM
46. 2026-06-10
    days on market $99,999 ActiveUnderContract 72 DOM
47. 2026-06-09
    days on market $99,999 ActiveUnderContract 71 DOM
48. 2026-06-08
    statusdays on market $99,999 ActiveUnderContract 70 DOM
49. 2026-06-07
    days on market $99,999 Active 69 DOM
50. 2026-06-03
    days on market $99,999 Active 65 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: $665 · $55/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: +$408/yr (+$34/mo · 61.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,240
• − Mortgage interest: −$5,316
• − Property taxes: −$665
• − Insurance: −$474
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,761
• Taxable income: $1,906
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,891/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

Good 75/100 Cosmetic rehab Est. rehab $5,455–$16,365 screening

A well-maintained, good condition single-family home with good curb appeal and potential for further cosmetic improvements.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be missing shingles and has visible damage.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel is not visible, and the house appears to be in disrepair.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage and possible leaks.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Whittier Early Childhood Center Middle Sidney Middle School C OH #421/654 Nat'l #3,585/14,009 High Sidney High School F OH #493/781 Nat'l #7,376/17,239

Schools (NCES district)

• District: Sidney City
• NCES district ID: 3910003
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $45,974
• Composite: 41.55/100
• National rank: #3443
• State rank: #454 of 656 in OH

B Composite livability gradescore 76/100

Livability — Sidney

• Score: 76/100
• State rank: #220
• US rank: #3412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, OH
• County: Shelby · 47,264 people
• City population: 28,955
• Population (ZIP): 28,955
• Household income: $66,044
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 6% of renters

---

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

---

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 264.4532
• 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

+56.5% since first listed

11 events — show timeline

• 2026-05-18 Contingent — WRIST
• 2026-05-18 Contingent — Dayton MLS
• 2026-05-14 Price Changed $99,999 Dayton MLS
• 2026-05-14 Price Changed $99,999 WRIST
• 2026-04-11 Price Changed $109,900 Dayton MLS
• 2026-04-11 Price Changed $109,900 WRIST
• 2026-03-30 Listed $120,000 Dayton MLS
• 2026-03-30 Listed $120,000 WRIST
• 2022-12-16 Sold (MLS) $63,900 WRIST
• 2022-10-22 Pending — WRIST
• 2022-10-18 Listed $63,900 WRIST

Property tax history

+1.3%/yr

Latest (2025): $665 · -4.0% YoY. Source: county tax records.