54 N Center St · Sabina, OH 45169

$70,000

2 bd · 1.0 ba · 837 sqft · SingleFamily public records · 124 Days on market

Built 1947

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice-sized home with an attached, oversized 2-car garage, with entry from both the front AND the side! Large living room for your sectional sofa! The eat-in kitchen also has room for your washer & dryer ~ no more trips to the laundromat! Corner lot with shade trees! Seller is including a 2-10 Home Owners Warranty!!

Key facts

• 2 garage spots
• Built 1947
• Listed 124 days

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Traditional single-family home; One story
• Construction: Block and slab foundation
• Exterior features: Vinyl siding; Wood windows; Shingle roof

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas)
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#734 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• East Clinton Local (rural): math 41% / reading 52% proficiency, ranked #489 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -12% 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1947 — 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: 1.23% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $149,823
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Union St	0.07mi	2/1.0	864 (+3%)	6mo	$154,750	$179	86
191 Vine St	0.26mi	2/1.0	870 (+4%)	3mo	$143,400	$165	78
523 Grand Ave	0.16mi	2/1.0	780 (-7%)	9mo	$150,000	$192	74
461 Grand Ave	0.11mi	2/1.0	780 (-7%)	20mo	$145,000	$186	67
26 S Howard St	0.34mi	2/1.0	825 (-1%)	21mo	$49,800	$60	64
285 S Howard St	0.45mi	2/1.0	720 (-14%)	2mo	$105,000	$146	54
529 N Howard St	0.67mi	3/1.0 (+1)	912 (+9%)	17mo	$164,000	$180	34

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $2,239
• Equity at exit: $10,437

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $19,443
• Equity at exit: $6,052

Cash invested: $19,600 (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 45169

• Home prices YoY: -14.9%
• Active inventory: 19
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $213

Break-even live

Break-even rent $589

Max offer price $70,000

Occupancy floor 70%

Sensitivity live

Price	-10% $253	-5% $233	+0% $213	+5% $193	+10% $174
Rent	-10% $145	-5% $179	+0% $213	+5% $247	+10% $281
Rate	-1.0pp $248	-0.5pp $231	base $213	+0.5pp $195	+1.0pp $177

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $70,000 Active 124 DOM
2. 2026-06-18
   days on market $70,000 Active 122 DOM
3. 2026-06-17
   days on market $70,000 Active 121 DOM
4. 2026-06-16
   days on market $70,000 Active 120 DOM
5. 2026-06-15
   days on market $70,000 Active 119 DOM
6. 2026-06-13
   days on market $70,000 Active 117 DOM
7. 2026-06-12
   days on market $70,000 Active 116 DOM
8. 2026-06-09
   days on market $70,000 Active 113 DOM
9. 2026-06-08
   days on market $70,000 Active 112 DOM
10. 2026-06-08
    days on market $70,000 Active 111 DOM
11. 2026-06-07
    days on market $70,000 Active 110 DOM
12. 2026-06-04
    days on market $70,000 Active 107 DOM
13. 2026-06-02
    remarks 124-char remark
14. 2026-06-02
    days on market $70,000 Active 106 DOM
15. 2026-06-01
    remarks 98-char remark
16. 2026-06-01
    listed $70,000 Active 105 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: $826 · $69/mo
• Projected year-2 tax: $959 · $80/mo
• Expected delta: +$133/yr (+$11/mo · 16.1%)

ⓘ 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 ≥99°F today · 20 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: $10,304
• − Mortgage interest: −$3,921
• − Property taxes: −$826
• − Insurance: −$350
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$2,036
• Taxable income: $1,522
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,194/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: East Clinton Local
• NCES district ID: 3904640
• Math proficiency: 41% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $45,362
• Composite: 39.4/100
• National rank: #3969
• State rank: #489 of 656 in OH

Livability — Sabina

• Score: 65/100
• State rank: #734
• US rank: #13251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sabina, OH
• County: Clinton · 46,911 people
• Population (ZIP): 4,410
• Household income: $52,061
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 11.8

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.66%
• Current HPI: 271.7764
• 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

+250.0% since first listed

16 events — show timeline

• 2026-06-01 Price Changed $70,000 Cincy MLS
• 2026-02-16 Listed $95,000 Cincy MLS
• 2023-06-08 Price Changed $64,900 Cincy MLS
• 2021-08-05 Price Changed $64,900 Cincy MLS
• 2021-08-02 Price Changed $70,000 Cincy MLS
• 2021-07-30 Sold (Public Records) $70,000 Public Records
• 2021-07-26 Sold (MLS) $70,000 Cincy MLS
• 2021-07-26 Sold (MLS) $70,000 Cincy MLS
• 2021-05-31 Contingent — Cincy MLS
• 2021-05-27 Listed $64,900 Cincy MLS
• 2019-09-05 Price Changed $1,629,000 Cincy MLS
• 2001-06-15 Sold (Public Records) $63,800 Public Records
• 1999-04-16 Listing Removed — Cincy MLS
• 1999-04-02 Sold (Public Records) $40,000 Public Records
• 1999-02-15 Listed $44,500 Cincy MLS
• 1987-08-25 Sold (Public Records) $20,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $826 · -4.2% YoY. Source: county tax records.