1866 Township Line Rd · St. Henry, OH 45883

$1

2 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 41 Days on market

Built 1989 1.09 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Appreciation +7.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

DUE TO THE PASING OF KATHLEEN WENDEL THIS AUCTION WILL BE POSTPONED UNTIL AUGUST!!! CHECK BACK FOR DETAILS COMING SOON. Up for public auction on June 13, 2026 @ 10AM is a 3 bedroom, 2 bath home located at 1866 Township Line Road in Saint Henry, Ohio. This home sits on 1.09 acres and offers 1,704 square feet of living space with a full unfinished basement. This country property has a 40' x 16 shed and is located in the Saint Henry school district. Home comes complete with refrigerator, microwave, stove, dishwasher, washer and dryer. Many updates include Furnace and AC/heat pump in 2011, metal roof in 2020, replacement windows in 2001, garage doors in 2011, hot water heater in 2014, walk in d

Key facts

• 1.09 acre lot
• 2 garage spots
• Built 1989

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water; Septic tank
• Home design: Single-family residence; Built in 1989; Residential property
• Construction: Vinyl siding construction; Built in 1989; Full poured foundation
• Exterior features: Vinyl siding; Residential lot; Shared well

Interior

• Kitchen: Kitchen (approx. 13 x 13); Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Bedroom 1 (13 x 10); Bedroom 2 (13 x 10); Bedroom 3 (14 x 13)
• Bathrooms: 2 full bathrooms (one approx. 9 x 6, one approx. 9 x 5)
• Heating & cooling: Forced air heating with propane; Central air conditioning
• Interior features: 9 total rooms; Full poured, unfinished basement
• Laundry & utility: Washer; Dryer; Utility room (approx. 13 x 10)

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St Henry Consolidated Local (rural): math 90% / reading 84% proficiency, ranked #20 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 2 active listings in the ZIP; high-income renter base; 92 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• This rent is only 11% of the median local income ($113k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Mercer County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Recommended offer $1

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 105171.00% ✓
• Cap rate: 997019.08%
• Cash-on-cash: 3560759.95%
• DSCR: 158434.78
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 189047.34×
• Total profit: $52,933
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 408204.56×
• Total profit: $114,297
• Equity at exit: $1

Cash invested: $0 (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 45883

• Home prices YoY: 1.9%
• Active inventory: 2

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $831

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $1 Active 41 DOM
2. 2026-06-08
   days on market $1 Active 40 DOM
3. 2026-06-08
   days on market $1 Active 39 DOM
4. 2026-06-05
   days on market $1 Active 37 DOM
5. 2026-06-04
   days on market $1 Active 35 DOM
6. 2026-06-02
   days on market $1 Active 34 DOM
7. 2026-06-01
   days on market $1 Active 33 DOM
8. 2026-05-31
   days on market $1 Active 32 DOM
9. 2026-03-25
   listed $1 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,621
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$0
• Taxable income: $10,601
• Est. tax owed @ 24.0%: −$2,544
• After-tax cash flow: $7,426/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: St Henry Consolidated Local
• NCES district ID: 3904858
• Math proficiency: 90% ▼ -2.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $64,642
• Composite: 74.9/100
• National rank: #144
• State rank: #20 of 656 in OH

Livability — St. Henry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Mercer · 42,068 people
• Population (ZIP): 4,099
• Household income: $113,427
• Rent vs Own: 7.6% rent · 92.4% own
• Severe rent burden: 5.5

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 40,163 people
• By 2030: 39,367 · -2.0%
• By 2040: 37,406 · -6.9%
• By 2050: 34,917 · -13.1%
• By 2075: 28,969 · -27.9%
• By 2100: 21,338 · -46.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+66.7) · D 16.3% · R 83.0%
• 2008→2024 swing: -23.2pp toward R · 2008: -43.5pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.9 2016: R+65.0 2012: R+54.8 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.70%
• Current HPI: 248.8367
• 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

Property tax history

+2.2%/yr

Latest (2024): $2,153 · +0.5% YoY. Source: county tax records.