2410 W St Rt 571 Rd · Tipp City, OH 45371

$199,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 5 Days on market

Built 1957 0.73 ac lot Est $227k · 12% 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 +17.4/30.0
• ARV discount +12.8/15.0
• Schools +6.3/10.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in Tipp City. This home offers 3 bedrooms and 1 full bath. 1 car attached garage with additional 2 car detached garage. Updated kitchen. All newer appliances are included. Updated HVAC, newer windows. Great location on . 73 acre with mature trees. 2 large sheds on property. Large living with wood burning fireplace. Hardwood floors throughout. Screened in porch and deck on rear of home.

Key facts

• Covered porch
• Newer countertops
• Central air

Tags

• FENCED GARDEN AREA
• CHICKEN COOP
• COVERED PORCH
• NEWER COUNTERTOPS
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached 3-car garage
• Utilities: Natural gas connected; Septic tank (sewer connected)
• Home design: Single-family house; Built in 1957
• Construction: Vinyl siding; Other exterior materials (see remarks); Crawl space foundation
• Exterior features: Porch; Shed(s); Well water; Residential lot (0.73 acres)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom 1 (12 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Wood burning stove fireplace (one)
• Laundry & utility: Washer; Dryer; Gas water heater; Utility room (6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $189k (5.4% below list).
• Recommended offer: $189k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.1% in Tipp City — 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 80/100 on livability (#125 in OH, #1,827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Tipp City Exempted Village (suburban): math 70% / reading 76% proficiency, ranked #108 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 250 active listings in the ZIP; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $148k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,109 (5.4% below list)

Questions for the listing agent

1. Built in 1957 — 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 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $226,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2209 W State Route 571	0.23mi	3/1.0	1,066 (-1%)	20mo	$224,000	$210	70

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-22,762
• Equity at exit: $29,806

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,407
• Equity at exit: $17,284

Cash invested: $55,972 (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 45371

• Active inventory: 250
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$211 /mo · $2,535/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $151

Break-even live

Break-even rent $1,700

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $264	-5% $208	+0% $151	+5% $95	+10% $38
Rent	-10% $2	-5% $76	+0% $151	+5% $226	+10% $301
Rate	-1.0pp $252	-0.5pp $202	base $151	+0.5pp $99	+1.0pp $47

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $199,900 Pending 5 DOM
2. 2026-06-17
   days on market $199,900 Active 5 DOM
3. 2026-06-16
   days on market $199,900 Active 4 DOM
4. 2026-06-15
   days on market $199,900 Active 3 DOM
5. 2026-06-14
   remarks 393-char remark
6. 2026-06-14
   listed $199,900 Active 1 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: $2,535 · $211/mo
• Projected year-2 tax: $2,827 · $236/mo
• Expected delta: +$292/yr (+$24/mo · 11.5%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,693
• − Mortgage interest: −$11,198
• − Property taxes: −$2,535
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$5,815
• Taxable loss: −$1,485
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $2,170/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: Tipp City Exempted Village
• NCES district ID: 3904561
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 76% ▼ -5.00%
• Median HH income: $63,580
• Composite: 63.13/100
• National rank: #642
• State rank: #108 of 656 in OH

Livability — Tipp City

• Score: 80/100
• State rank: #125
• US rank: #1827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami County · 85,667 people
• City population: 22,865
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,865
• Household income: $93,599
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 465.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.63%
• Current HPI: 205.0064
• Rent YoY: —
• Metro: Dayton-Kettering, OH
• 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

+376.0% since first listed

11 events — show timeline

• 2026-06-12 Listed $199,900 WRIST
• 2020-09-21 Sold (Public Records) $148,000 Public Records
• 2020-09-04 Sold (MLS) $148,000 Dayton MLS
• 2020-09-04 Sold (MLS) $148,000 Dayton MLS
• 2020-07-30 Pending — Dayton MLS
• 2020-07-27 Relisted — Dayton MLS
• 2020-07-09 Pending — Dayton MLS
• 2020-07-06 Listed $139,900 Dayton MLS
• 1996-06-24 Sold (Public Records) $99,500 Public Records
• 1989-10-12 Sold (Public Records) $68,000 Public Records
• 1978-06-01 Sold (Public Records) $42,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,535 · -7.6% YoY. Source: county tax records.