415 N Maple St · Eaton, OH 45320

$25,000

2 bd · 1.0 ba · 1,503 sqft · SingleFamily public records · 29 Days on market

Built 1940 4,080 sqft lot $17/sqft · 86% below area ↓ 44% 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 +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in the heart of Eaton! 415 N Maple St offers strong upside for a fix-and-flip or long-term rental strategy. This property is ideal for buyers looking to add value through a full interior renovation. The roof is approximately 15 years old, and the home will need a full rehab inside, making it a great project for experienced investors or contractors looking for their next value-add opportunity. Located in an established neighborhood with strong comparable sales nearby. Property is being sold as-is. Great opportunity for investors seeking a quick flip

Key facts

• Interior renovation
• Full rehab
• 4,080 sq ft lot

Tags

• INTERIOR RENOVATION
• FULL REHAB
• ESTABLISHED NEIGHBORHOOD
• STRONG COMPARABLE SALES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story property; Entry level: main
• Construction: Slab foundation
• Exterior features: Residential zoning; Lot dimensions approximately 78 x 102 x 128

Interior

• Bathrooms: One full bathroom; Full bathroom on the main level
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($864 rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.9% vs local median 2.2% in Eaton — 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 78/100 on livability (#180 in OH, #2,768 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Eaton Community City (town): math 67% / reading 68% proficiency, ranked #184 of 656 in OH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 88 active listings in the ZIP; 55 units permitted in Preble County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Preble County population projected at -17% 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.46% ✓
• Cap rate: 28.89%
• Cash-on-cash: 80.70%
• DSCR: 4.59
• GRM: 2.4

CMA / ARV

• ARV (median comp): $173,737
• List price: $25,000
• Delta: -85.61%
• 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
405 Walnut St	0.36mi	2/1.0	1,477 (-2%)	6mo	$162,000	$110	75
612 N Cherry St	0.13mi	3/1.0 (+1)	1,386 (-8%)	4mo	$158,000	$114	72
300 S Barron St	0.53mi	3/1.0 (+1)	1,530 (+2%)	4mo	$121,000	$79	64
124 Deem St	0.24mi	3/1.0 (+1)	1,696 (+13%)	1mo	$158,000	$93	62
1211 N Aukerman St	0.57mi	3/2.0 (+1)	1,428 (-5%)	2mo	$220,000	$154	55
308 Hubble St	0.38mi	3/1.0 (+1)	1,341 (-11%)	6mo	$62,000	$46	54
210 W Spring St	0.46mi	3/1.0 (+1)	1,352 (-10%)	4mo	$170,000	$126	54
219 Nation Ave	0.57mi	3/2.0 (+1)	1,556 (+4%)	7mo	$235,000	$151	53
1405 Judy Ave	0.70mi	3/2.0 (+1)	1,504 (+0%)	7mo	$220,000	$146	52
321 Liberty St	0.67mi	2/1.0	1,296 (-14%)	2mo	$172,000	$133	44
331 W Chicago St	0.58mi	3/1.5 (+1)	1,320 (-12%)	6mo	$199,000	$151	40
922 E Somers St	0.56mi	3/2.0 (+1)	1,318 (-12%)	8mo	$110,000	$83	38

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: 80.9%
• Equity multiple: 4.71×
• Total profit: $25,968
• Equity at exit: $3,728

10-year hold

• IRR: 84.4%
• Equity multiple: 9.77×
• Total profit: $61,370
• Equity at exit: $2,162

Cash invested: $7,000 (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 45320

• Home prices YoY: -29.4%
• Active inventory: 88
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $471

Break-even live

Break-even rent $268

Max offer price $25,000

Occupancy floor 41%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   days on market $25,000 Active 29 DOM
2. 2026-06-01
   days on market $25,000 Active 28 DOM
3. 2026-05-31
   days on market $25,000 Active 27 DOM
4. 2026-05-30
   days on market $25,000 Active 26 DOM
5. 2026-05-15
   price $30,000 575-char remark
6. 2026-05-04
   listed $45,000 Active 575-char remark

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,369
• − Mortgage interest: −$1,400
• − Property taxes: −$844
• − Insurance: −$125
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$727
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $4,302/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: Eaton Community City
• NCES district ID: 3904393
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $46,677
• Composite: 56.98/100
• National rank: #1108
• State rank: #184 of 656 in OH

Livability — Eaton

• Score: 78/100
• State rank: #180
• US rank: #2768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eaton, OH
• County: Preble · 42,634 people
• Population (ZIP): 15,402
• Household income: $68,740
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 16.4

Population outlook (Preble County) Hauer SSP2

• Today (2025): 39,711 people
• By 2030: 38,511 · -3.0%
• By 2040: 35,783 · -9.9%
• By 2050: 33,006 · -16.9%
• By 2075: 27,067 · -31.8%
• By 2100: 21,255 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Preble

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -27.9pp toward R · 2008: -31.2pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+57.5 2016: R+54.0 2012: R+36.7 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.15%
• Current HPI: 218.4233
• 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

-44.4% since first listed

4 events — show timeline

• 2026-06-03 Listing Removed — Dayton MLS
• 2026-05-27 Price Changed $25,000 Dayton MLS
• 2026-05-15 Price Changed $30,000 Dayton MLS
• 2026-05-04 Listed $45,000 Dayton MLS

Property tax history

+2.4%/yr

Latest (2025): $844 · +1.1% YoY. Source: county tax records.