117 E Main St · Cairo, OH 45806

$84,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 89 Days on market

Built 1926 7,500 sqft lot

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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 +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on Main Street in Cridersville! This property offers strong potential for investors or buyers looking to renovate and make it their own. Conveniently located near local amenities including a church, post office, dining, and retail, with easy access to I-75 less than a mile away. Positioned in a central location with high visibility and accessibility, this property is ready for its next chapter.

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#841 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D-.
• Bath Local (suburban): math 71% / reading 74% proficiency, ranked #129 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allen County population projected at -14% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $84k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.70% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.27%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.03×
• Total profit: $24,169
• Equity at exit: $12,525

10-year hold

• IRR: 32.7%
• Equity multiple: 3.96×
• Total profit: $69,670
• Equity at exit: $7,263

Cash invested: $23,520 (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 45806

• Home prices YoY: -22.3%
• Active inventory: 49
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $593

Break-even live

Break-even rent $673

Max offer price $84,000

Occupancy floor 53%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $84,000 Active 89 DOM
2. 2026-06-18
   days on market $84,000 Active 88 DOM
3. 2026-06-17
   days on market $84,000 Active 87 DOM
4. 2026-06-16
   days on market $84,000 Active 86 DOM
5. 2026-06-15
   days on market $84,000 Active 85 DOM
6. 2026-06-14
   days on market $84,000 Active 83 DOM
7. 2026-06-12
   days on market $84,000 Active 82 DOM
8. 2026-06-09
   days on market $84,000 Active 79 DOM
9. 2026-06-08
   days on market $84,000 Active 78 DOM
10. 2026-06-07
    days on market $84,000 Active 77 DOM
11. 2026-06-07
    days on market $84,000 Active 76 DOM
12. 2026-06-04
    pricedays on market $84,000 Active 73 DOM
13. 2026-06-02
    days on market $94,000 Active 72 DOM
14. 2026-06-01
    days on market $94,000 Active 71 DOM
15. 2026-05-31
    days on market $94,000 Active 70 DOM
16. 2026-05-31
    days on market $94,000 Active 69 DOM
17. 2026-03-22
    status Active 415-char remark

    Show marketing remark (415 chars)

    Great opportunity on Main Street in Cridersville! This property offers strong potential for investors or buyers looking to renovate and make it their own. Conveniently located near local amenities including a church, post office, dining, and retail, with easy access to I-75 less than a mile away. Positioned in a central location with high visibility and accessibility, this property is ready for its next chapter.

18. 2026-03-21
    listed $94,000 Active 415-char remark

    Show marketing remark (415 chars)

    Great opportunity on Main Street in Cridersville! This property offers strong potential for investors or buyers looking to renovate and make it their own. Conveniently located near local amenities including a church, post office, dining, and retail, with easy access to I-75 less than a mile away. Positioned in a central location with high visibility and accessibility, this property is ready for its next chapter.

19. 2002-05-31
    soldstatus $56,000
20. 1999-05-05
    soldstatus $31,000
21. 1995-04-24
    soldstatus $49,000

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$318/yr (+$26/mo · 47.2%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,089
• − Mortgage interest: −$4,705
• − Property taxes: −$674
• − Insurance: −$420
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,444
• Taxable income: $6,111
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $5,653/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: Bath Local
• NCES district ID: 3904576
• Math proficiency: 71% ▼ -7.00%
• Reading proficiency: 74% ▼ -3.00%
• Median HH income: $49,204
• Composite: 61.36/100
• National rank: #770
• State rank: #129 of 656 in OH

Livability — Cairo

• Score: 63/100
• State rank: #841
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cairo, OH
• County: Allen · 98,169 people
• City population: 600
• Metro: Lima, OH
• Population (ZIP): 10,978
• Household income: $82,160
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 9.8

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 229.5361
• 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

+91.8% since first listed

5 events — show timeline

• 2026-03-22 Relisted — WCARE
• 2026-03-21 Listed $94,000 WCARE
• 2002-05-31 Sold (Public Records) $56,000 Public Records
• 1999-05-05 Sold (Public Records) $31,000 Public Records
• 1995-04-24 Sold (Public Records) $49,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $674 · -1.4% YoY. Source: county tax records.