39 Prospect St · Shiloh, OH 44878

$158,000

3 bd · 1.0 ba · 1,873 sqft · SingleFamily public records · 5 Days on market

Built 1900 10,018 sqft lot Est $148k · 7% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• Appreciation +8.4/10.0
• 1% rule +6.7/10.0
• Schools +4.6/10.0
• ARV discount +4.4/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Updated & Move-In Ready Home in Shiloh! Located at 39 Prospect St, Shiloh, OH 44878, this updated 3-bedroom, 2-bath home offers approximately 1,365 sq ft of living space with a functional two-story layout. Features include a main-floor bedroom, main-floor laundry, a spacious eat-in kitchen, and a dedicated dining area. The home also includes a full basement providing additional storage and flexibility. Situated on a corner lot, the property features a 1-car detached garage and covered entry areas that add to its character. With recent updates and move-in ready condition, this home offers comfortable living in the Plymouth-Shiloh Local School District, conveniently located near local amenities and major routes. PLEASE ALLOW 72 HOURS for response to any offers

Key facts

• Main-floor bedroom
• Full basement
• Main-floor laundry

Tags

• MAIN-FLOOR BEDROOM
• MAIN-FLOOR LAUNDRY
• SPACIOUS EAT-IN KITCHEN
• DEDICATED DINING AREA
• FULL BASEMENT
• CORNER LOT

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water; Private sewer
• Home design: Single-family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Building area approximately 1,873
• Exterior features: Other exterior features; Other foundation details

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement; Living area approximately 1,365

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 10.0% vs local median 4.7% in Shiloh — 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 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Plymouth-Shiloh Local (rural): math 52% / reading 55% proficiency, ranked #391 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; solid renter incomes; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.7% local appreciation)).
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $32k; list at $158k implies a 386% 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 $158,000

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. 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: 1.17% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $147,967
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Mechanics St	0.11mi	4/1.0 (+1)	1,962 (+5%)	3mo	$128,000	$65	80
60 Pettit St	0.24mi	3/1.5	1,894 (+1%)	24mo	$150,000	$79	65

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.89×
• Total profit: $83,508
• Equity at exit: $106,581

10-year hold

• IRR: 25.6%
• Equity multiple: 5.97×
• Total profit: $219,676
• Equity at exit: $199,874

Cash invested: $44,240 (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 44878

• Home prices YoY: 3.2%
• Active inventory: 9
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $489

Break-even live

Break-even rent $1,227

Max offer price $158,000

Occupancy floor 69%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-07
   statusdays on market $158,000 Pending 5 DOM
2. 2026-06-05
   days on market $158,000 Active 3 DOM
3. 2026-06-03
   days on market $158,000 Active 2 DOM
4. 2026-06-01
   remarks 695-char remark

   Show marketing remark (777 chars)

   Updated & Move-In Ready Home in Shiloh! Located at 39 Prospect St, Shiloh, OH 44878, this updated 3-bedroom, 2-bath home offers approximately 1,365 sq ft of living space with a functional two-story layout. Features include a main-floor bedroom, main-floor laundry, a spacious eat-in kitchen, and a dedicated dining area. The home also includes a full basement providing additional storage and flexibility. Situated on a corner lot, the property features a 1-car detached garage and covered entry areas that add to its character. With recent updates and move-in ready condition, this home offers comfortable living in the Plymouth-Shiloh Local School District, conveniently located near local amenities and major routes. PLEASE ALLOW 72 HOURS for response to any offers

5. 2026-06-01
   listed $158,000 Active 1 DOM

   Show marketing remark (777 chars)

   Updated & Move-In Ready Home in Shiloh! Located at 39 Prospect St, Shiloh, OH 44878, this updated 3-bedroom, 2-bath home offers approximately 1,365 sq ft of living space with a functional two-story layout. Features include a main-floor bedroom, main-floor laundry, a spacious eat-in kitchen, and a dedicated dining area. The home also includes a full basement providing additional storage and flexibility. Situated on a corner lot, the property features a 1-car detached garage and covered entry areas that add to its character. With recent updates and move-in ready condition, this home offers comfortable living in the Plymouth-Shiloh Local School District, conveniently located near local amenities and major routes. PLEASE ALLOW 72 HOURS for response to any offers

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$784/yr (+$65/mo · 87.4%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,143
• − Mortgage interest: −$8,850
• − Property taxes: −$897
• − Insurance: −$790
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$4,596
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $5,031/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: Plymouth-Shiloh Local
• NCES district ID: 3904946
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $48,546
• Composite: 45.54/100
• National rank: #2603
• State rank: #391 of 656 in OH

Livability — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiloh, OH
• County: Richland · 128,966 people
• Metro: Mansfield, OH
• Population (ZIP): 2,943
• Household income: $79,620
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 3.8

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Languages at home: 77% English-only · German/W. Germanic 23%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 217.7934
• 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

+216.6% since first listed

7 events — show timeline

• 2026-06-01 Listed $158,000 MARMLS
• 2026-06-01 Listed $158,000 MLSNOW
• 2026-06-01 Listed $158,000 CBRMLS
• 2025-09-22 Sold (MLS) $32,500 MARMLS
• 2025-09-06 Relisted — MARMLS
• 2025-08-07 Pending — MARMLS
• 2025-08-01 Listed $49,900 MARMLS

Property tax history

+2.1%/yr

Latest (2025): $897 · +0.3% YoY. Source: county tax records.