107 N Ohio Ave Unit C · Sidney, OH 45365

$1,100

1 bd · 1.0 ba · 781 sqft · SingleFamily · 322 Days on market

Built 1900 1,306 sqft lot $1/sqft · 99% below area ↓ 8% since listing

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Why this score? — see what drove the D+ 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR LEASE: SHORT OR LONG TERM Experience urban living at its finest in this fully furnished studio apartment featuring a comfortable queen bed and a convenient main full bath. Enjoy the convenience of a washer/dryer within the unit, making laundry days a breeze. The kitchen is equipped with all appliances and comes complete with dishes, cookware, and more, ensuring a seamless cooking experience. Unwind in the living area while watching your favorite shows on the smart TV. Additional sleeping arrangements are available with the pullout sleeper sofa, providing flexibility for guests. Embrace the simplicity and sophistication of downtown living in this stylish and compact apartment.

Key facts

• Pullout sleeper sofa
• Smart tv
• Equipped kitchen

Tags

• FULLY FURNISHED STUDIO
• WASHER DRYER WITHIN UNIT
• EQUIPPED KITCHEN
• SMART TV
• PULLOUT SLEEPER SOFA

🏷️ Possibly a rental listed for sale. The $1,100 price doesn't fit this home's estimated sale value (~$101,380) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $968 (12.0% below list) — sets the bar for market timing.
• Cap rate 935.1% vs local median 4.1% in Sidney — 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 76/100 on livability (#220 in OH, #3,412 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Sidney City (town): math 46% / reading 52% proficiency, ranked #454 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8 of loan paydown is wiped out by about $33 of value loss. Plan a longer hold.
• Shelby County population projected at -18% 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 $308 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($968) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $968 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 98.86% ✓
• Cap rate: 935.15%
• Cash-on-cash: 3317.35%
• DSCR: 148.60
• GRM: 0.1

CMA / ARV

• ARV (median comp): $101,380
• List price: $1,100
• Delta: -98.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 W North St	0.24mi	2/1.0 (+1)	780 (-0%)	10mo	$104,000	$133	75
509 Linden Ave	0.53mi	1/1.0	832 (+6%)	9mo	$102,000	$123	57
301 S Wilkinson Ave	0.36mi	2/1.0 (+1)	792 (+1%)	24mo	$96,000	$121	56
318 Linden Ave	0.41mi	2/1.0 (+1)	832 (+6%)	13mo	$110,000	$132	54
640 Maxwell Dr	0.69mi	2/1.0 (+1)	868 (+11%)	3mo	$87,000	$100	42
610 N Wagner St	0.74mi	2/1.0 (+1)	700 (-10%)	4mo	$895	$1	40
708 Park St	0.68mi	2/1.0 (+1)	744 (-5%)	23mo	$135,000	$181	36
424 Shie Ave	0.70mi	2/1.0 (+1)	672 (-14%)	19mo	$52,000	$77	23

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: —
• Equity multiple: 176.54×
• Total profit: $54,068
• Equity at exit: $164

10-year hold

• IRR: —
• Equity multiple: 380.79×
• Total profit: $116,977
• Equity at exit: $95

Cash invested: $308 (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 45365

• Home prices YoY: -20.1%
• Active inventory: 145
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $16/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $851

Break-even live

Break-even rent $10

Max offer price $1,100

Occupancy floor 17%

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: $275
• Closing costs: $33
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 N Ohio Ave Sidney, OH	1.0	1.0	671	$1,226	$1.83	2d	24	0.01mi
121 W Poplar St Sidney, OH	2.0	1.0	612	$975	$1.59	2d	3	0.05mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,100	$1.00	43d	1	0.59mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,030	$0.93	2d	1	0.59mi
560 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	2d	1	0.71mi
751 Campbell Rd Sidney, OH	2.0	1.0	980	$1,100	$1.12	2d	1	0.71mi
600 N Wagner Ave Sidney, OH	2.0	1.0	729	$975	$1.34	14d	1	0.72mi
612 N Wagner Ave Sidney, OH	2.0	1.0	700	$975	$1.39	19d	1	0.74mi
934 Buckeye Ave Sidney, OH	2.0	1.0	665	$1,172	$1.76	2d	1	0.92mi
934 Buckeye Ave Apt 212 Sidney, OH	2.0	1.0	665	$1,172	$1.76	2d	1	0.92mi

Listing history 17 events

1. 2026-06-18
   days on market $1,100 Active 322 DOM
2. 2026-06-17
   days on market $1,100 Active 321 DOM
3. 2026-06-16
   days on market $1,100 Active 320 DOM
4. 2026-06-15
   days on market $1,100 Active 319 DOM
5. 2026-06-14
   days on market $1,100 Active 317 DOM
6. 2026-06-13
   days on market $1,100 Active 316 DOM
7. 2026-06-10
   days on market $1,100 Active 314 DOM
8. 2026-06-09
   days on market $1,100 Active 313 DOM
9. 2026-06-08
   days on market $1,100 Active 312 DOM
10. 2026-06-07
    days on market $1,100 Active 311 DOM
11. 2026-06-03
    days on market $1,100 Active 307 DOM
12. 2026-06-02
    days on market $1,100 Active 306 DOM
13. 2026-06-01
    days on market $1,100 Active 305 DOM
14. 2026-05-31
    days on market $1,100 Active 304 DOM
15. 2026-05-31
    days on market $1,100 Active 303 DOM
16. 2026-01-13
    price $1,100 689-char remark

    Show marketing remark (689 chars)

    FOR LEASE: SHORT OR LONG TERM Experience urban living at its finest in this fully furnished studio apartment featuring a comfortable queen bed and a convenient main full bath. Enjoy the convenience of a washer/dryer within the unit, making laundry days a breeze. The kitchen is equipped with all appliances and comes complete with dishes, cookware, and more, ensuring a seamless cooking experience. Unwind in the living area while watching your favorite shows on the smart TV. Additional sleeping arrangements are available with the pullout sleeper sofa, providing flexibility for guests. Embrace the simplicity and sophistication of downtown living in this stylish and compact apartment.

17. 2025-07-31
    listed $1,200 Active 689-char remark

    Show marketing remark (689 chars)

    FOR LEASE: SHORT OR LONG TERM Experience urban living at its finest in this fully furnished studio apartment featuring a comfortable queen bed and a convenient main full bath. Enjoy the convenience of a washer/dryer within the unit, making laundry days a breeze. The kitchen is equipped with all appliances and comes complete with dishes, cookware, and more, ensuring a seamless cooking experience. Unwind in the living area while watching your favorite shows on the smart TV. Additional sleeping arrangements are available with the pullout sleeper sofa, providing flexibility for guests. Embrace the simplicity and sophistication of downtown living in this stylish and compact apartment.

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

Taxation est. · year 1

• Rental income: $13,049
• − Mortgage interest: −$62
• − Property taxes: −$16
• − Insurance: −$6
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$32
• Taxable income: $10,845
• Est. tax owed @ 24.0%: −$2,603
• After-tax cash flow: $7,615/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: Sidney City
• NCES district ID: 3910003
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $45,974
• Composite: 41.55/100
• National rank: #3443
• State rank: #454 of 656 in OH

Livability — Sidney

• Score: 76/100
• State rank: #220
• US rank: #3412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, OH
• County: Shelby · 44,840 people
• City population: 28,955
• Population (ZIP): 28,955
• Household income: $66,044
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 5.7

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 264.4532
• 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

-8.3% since first listed

2 events — show timeline

• 2026-01-13 Price Changed $1,100 WRIST
• 2025-07-31 Listed $1,200 WRIST