49 North St · Shiloh, OH 44878

$79,900

4 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 192 Days on market

Built 1945 $58/sqft · 26% below area Est $108k · 26% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

Key facts

• Nearly half an acre
• Garage
• Built 1945

Tags

• PRIMARY BEDROOM WITH BATH
• NEARLY HALF AN ACRE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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 $6k of equity ($552 loan paydown + $5k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $35k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1945 — 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 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?
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: 2.45% ✓
• Cap rate: 20.93%
• Cash-on-cash: 52.29%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (median comp): $107,837
• List price: $79,900
• Delta: -25.91%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 North St	0.00mi	4/2.0	1,366 (0%)	1mo	$75,905	$56	99
39 Prospect St	0.03mi	3/1.0 (-1)	1,365 (-0%)	9mo	$32,500	$24	82
19 Pearl Street St	0.25mi	3/2.0 (-1)	1,446 (+6%)	9mo	$145,000	$100	66

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: 61.7%
• Equity multiple: 4.96×
• Total profit: $88,645
• Equity at exit: $53,897

10-year hold

• IRR: 58.0%
• Equity multiple: 10.45×
• Total profit: $211,455
• Equity at exit: $101,076

Cash invested: $22,372 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $975

Break-even live

Break-even rent $723

Max offer price $79,900

Occupancy floor 45%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-04
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

2. 2026-04-15
   price $79,900 158-char remark

   Show marketing remark (158 chars)

   Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

3. 2026-03-07
   price $89,990 158-char remark

   Show marketing remark (158 chars)

   Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

4. 2026-02-05
   price $94,900 158-char remark

   Show marketing remark (158 chars)

   Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

5. 2025-12-31
   price $99,900 158-char remark

   Show marketing remark (158 chars)

   Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

6. 2025-11-26
   price $109,900 158-char remark

   Show marketing remark (158 chars)

   Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

7. 2025-10-25
   listed $114,900 Active 158-char remark

   Show marketing remark (158 chars)

   Rural living in Shiloh awaits! Ranch home features primary bedroom with bath and three additional bedrooms: all on nearly half an acre with public utilities.

8. 2025-10-01
   soldstatus $86,666
9. 2022-01-03
   soldstatus $123,000
10. 2020-08-26
    soldstatus $85,000
11. 2020-08-24
    soldstatus $85,000 673-char remark

    Show marketing remark (673 chars)

    Cute 3-4 BR, 2 bath ranch situated on a double lot (. 45 acre) in Shiloh. Lovingly taken care of, this home is much larger than it appears! Nice sized LR, good sized bedrooms, and spacious oak kitchen & dining room combo. All appliances stay except washer/dryer. The large primary bedroom has an attached full bath. The partial basement was waterproofed in 2013, and it holds a propane forced air furnace, sump pump w/ battery backup, and water heater. Natural gas is available at the street. Beautiful rear and side yards to view from the large roofed deck that is 14' x 19'. Very nice rear storage barn with swing set and flower gardens nearby. Don't miss this one.

12. 2020-08-24
    soldstatus $85,000

    Show marketing remark (673 chars)

    Cute 3-4 BR, 2 bath ranch situated on a double lot (. 45 acre) in Shiloh. Lovingly taken care of, this home is much larger than it appears! Nice sized LR, good sized bedrooms, and spacious oak kitchen & dining room combo. All appliances stay except washer/dryer. The large primary bedroom has an attached full bath. The partial basement was waterproofed in 2013, and it holds a propane forced air furnace, sump pump w/ battery backup, and water heater. Natural gas is available at the street. Beautiful rear and side yards to view from the large roofed deck that is 14' x 19'. Very nice rear storage barn with swing set and flower gardens nearby. Don't miss this one.

13. 2020-07-03
    listed $85,000 673-char remark

    Show marketing remark (673 chars)

    Cute 3-4 BR, 2 bath ranch situated on a double lot (. 45 acre) in Shiloh. Lovingly taken care of, this home is much larger than it appears! Nice sized LR, good sized bedrooms, and spacious oak kitchen & dining room combo. All appliances stay except washer/dryer. The large primary bedroom has an attached full bath. The partial basement was waterproofed in 2013, and it holds a propane forced air furnace, sump pump w/ battery backup, and water heater. Natural gas is available at the street. Beautiful rear and side yards to view from the large roofed deck that is 14' x 19'. Very nice rear storage barn with swing set and flower gardens nearby. Don't miss this one.

14. 2020-07-02
    listed $85,000
15. 1995-07-12
    soldstatus $40,000

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $23,486
• − Mortgage interest: −$4,476
• − Property taxes: −$1,429
• − Insurance: −$400
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$2,324
• Taxable income: $11,100
• Est. tax owed @ 24.0%: −$2,664
• After-tax cash flow: $9,034/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

+99.8% since first listed

15 events — show timeline

• 2026-05-04 Pending — MARMLS
• 2026-04-15 Price Changed $79,900 MARMLS
• 2026-03-07 Price Changed $89,990 MARMLS
• 2026-02-05 Price Changed $94,900 MARMLS
• 2025-12-31 Price Changed $99,900 MARMLS
• 2025-11-26 Price Changed $109,900 MARMLS
• 2025-10-25 Listed $114,900 MARMLS
• 2025-10-01 Sold (Public Records) $86,666 Public Records
• 2022-01-03 Sold (Public Records) $123,000 Public Records
• 2020-08-26 Sold (Public Records) $85,000 Public Records
• 2020-08-24 Sold (MLS) $85,000 FAOR
• 2020-08-24 Sold (MLS) $85,000 MARMLS
• 2020-07-03 Listed $85,000 MARMLS
• 2020-07-02 Listed $85,000 FAOR
• 1995-07-12 Sold (Public Records) $40,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,429 · -2.6% YoY. Source: county tax records.