515 S East St · McClure, OH 43534

$125,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.49 ac lot Est $143k · 13% under

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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 +15.5/30.0
• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready To Move Into * Natural Woodwork * Hardwood Floors * Modeern Kitchen * Ceiling Fans * Extra Large Back Yard * Rear Deck & Front Porch * Easy To Show, Need 24 Hr Notice

Key facts

• 0.49 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 car); Carport (2 car); Gravel parking areas
• Utilities: Cable available; Electricity connected; Natural gas connected; Public water; Public sewer (including storm and sanitary)
• Home design: Single-family residence; One and one-half levels (2 stories total); Not attached to other units; No common walls
• Construction: Vinyl siding; Block foundation; Asphalt shingle roof
• Exterior features: Front porch; Shed(s); Level lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom on main level (approx. 11 x 11); Bedroom on upper level (approx. 14 x 10); Bedroom on upper level (approx. 14 x 14)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Boiler
• Interior features: Eat-in kitchen; Ceiling fan(s); Basement
• Laundry & utility: Main-level laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $50 ($606/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (14.8% below list).
• Recommended offer: $107k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,004 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Napoleon Area City (town): math 62% / reading 69% proficiency, ranked #208 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Napoleon Elementary School (math 75% / reading 74%, grade A, #272 of 1,584 statewide, top 19%, 975 students, 37% FRL); Napoleon Junior/Senior High School (math 49% / reading 64%, grade C, #291 of 781 statewide, top 37%, 787 students, 30% FRL).
• Market conditions: 7 active listings in the ZIP; solid renter incomes; 18 units permitted in Henry County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($83k/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 $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Henry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y ago; this cycle's ask is 41% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $77k; list at $125k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $106,521 (14.8% below list)

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
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: 0.85% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $143,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Henry St	0.13mi	3/1.0	1,235 (+8%)	16mo	$130,000	$105	67
255 W Summit St	0.19mi	2/1.0 (-1)	1,062 (-7%)	9mo	$134,900	$127	67
520 W North St	0.40mi	3/1.0	1,056 (-8%)	3mo	$125,000	$118	66
325 E North St	0.30mi	3/1.0	1,276 (+12%)	6mo	$93,000	$73	62
210 Union St	0.33mi	2/1.0 (-1)	1,020 (-11%)	1mo	$137,500	$135	61
639 W North St	0.50mi	2/1.5 (-1)	1,242 (+9%)	7mo	$166,000	$134	49
3677 US Highway 6	0.39mi	2/2.0 (-1)	1,000 (-13%)	16mo	$125,000	$125	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $71,266
• Equity at exit: $112,610

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $207,279
• Equity at exit: $242,848

Cash invested: $35,000 (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 43534

• Home prices YoY: 4.6%
• Active inventory: 7
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $50

Break-even live

Break-even rent $1,001

Max offer price $125,000

Occupancy floor 90%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $125,000 Active 6 DOM
2. 2026-06-17
   days on market $125,000 Active 5 DOM
3. 2026-06-16
   days on market $125,000 Active 4 DOM
4. 2026-06-15
   days on market $125,000 Active 3 DOM
5. 2026-06-12
   statusdays on market $125,000 Active 1 DOM
6. 2026-06-09
   days on market $125,000 Coming Soon 5 DOM
7. 2026-06-08
   days on market $125,000 Coming Soon 4 DOM
8. 2026-06-08
   days on market $125,000 Coming Soon 3 DOM
9. 2026-06-07
   remarks 188-char remark
10. 2026-06-07
    listed $125,000 Coming Soon 2 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: $1,001 · $83/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$474/yr (+$40/mo · 47.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $12,783
• − Mortgage interest: −$7,002
• − Property taxes: −$1,001
• − Insurance: −$625
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,636
• Taxable loss: −$1,527
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $972/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: Napoleon Area City
• NCES district ID: 3904443
• Math proficiency: 62% ▼ -14.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $49,144
• Composite: 55.53/100
• National rank: #1243
• State rank: #208 of 656 in OH

Livability — McClure

• Score: 59/100
• State rank: #1004
• US rank: #19674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McClure, OH
• County: Henry · 27,211 people
• Population (ZIP): 1,501
• Household income: $83,191
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 2.5

Population outlook (Henry County) Hauer SSP2

• Today (2025): 27,204 people
• By 2030: 26,657 · -2.0%
• By 2040: 25,149 · -7.6%
• By 2050: 23,361 · -14.1%
• By 2075: 20,409 · -25.0%
• By 2100: 18,199 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 6% Romanian 2% Slovak 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+46.7) · D 26.2% · R 72.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -12.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+43.5 2016: R+39.8 2012: R+18.6 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.08%
• Current HPI: 227.694
• 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

+331.0% since first listed

15 events — show timeline

• 2026-06-04 Coming Soon $125,000 NORIS
• 2025-10-14 Price Changed $77,000 NORIS
• 2003-07-24 Sold (Public Records) $75,000 Public Records
• 2003-07-24 Sold (MLS) $77,000 NORIS
• 2003-02-14 Listed $88,900 NORIS
• 2002-12-06 Listing Removed — NORIS
• 2002-06-06 Listed $88,900 NORIS
• 2001-04-20 Sold (Public Records) $77,500 Public Records
• 2001-04-16 Sold (MLS) $77,500 NORIS
• 2001-03-08 Price Changed $77,500 NORIS
• 2001-03-05 Listed $74,900 NORIS
• 2001-03-04 Listing Removed — NORIS
• 2000-09-05 Listed $76,000 NORIS
• 1997-12-10 Sold (Public Records) $56,000 Public Records
• 1991-04-05 Sold (Public Records) $29,000 Public Records

Property tax history

-6.9%/yr

Latest (2025): $1,001 · -5.5% YoY. Source: county tax records.