1398 Milwaukee Ave · Defiance, OH 43512

$53,000

1 bd · 1.0 ba · 520 sqft · SingleFamily public records · 97 Days on market

Built 1951 6,599 sqft lot $102/sqft · at area comps Est $51k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +6.1/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PERFECT FOR ANYONE WHO PREFERS MORE GARAGE THAN HOME.A LITTLE HOUSE AND A LOT OF GARAGE!

Key facts

• 6,599 sq ft lot
• 2 garage spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($756 rent vs $53k).
• Recommended offer: $48k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.5% in Defiance — 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 71/100 on livability (#448 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D, amenities F, commute F.
• Defiance City (town): math 48% / reading 51% proficiency, ranked #449 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Defiance County population projected at -16% 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago 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 $14k; list at $53k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.43% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.28%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (median comp): $51,369
• List price: $53,000
• Delta: 3.18%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $8,161
• Equity at exit: $7,902

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $28,651
• Equity at exit: $4,582

Cash invested: $14,840 (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 43512

• Home prices YoY: -24.3%
• Active inventory: 135
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $756 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $263

Break-even live

Break-even rent $422

Max offer price $53,000

Occupancy floor 60%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   days on market $53,000 Active 97 DOM
2. 2026-06-08
   days on market $53,000 Active 96 DOM
3. 2026-06-08
   days on market $53,000 Active 95 DOM
4. 2026-06-07
   days on market $53,000 Active 94 DOM
5. 2026-06-04
   days on market $53,000 Active 91 DOM
6. 2026-06-02
   days on market $53,000 Active 90 DOM
7. 2026-06-01
   days on market $53,000 Active 89 DOM
8. 2026-05-31
   days on market $53,000 Active 88 DOM
9. 2026-03-04
   listed $53,000 Active
10. 2025-10-14
    price $14,900 88-char remark

    Show marketing remark (88 chars)

    PERFECT FOR ANYONE WHO PREFERS MORE GARAGE THAN HOME.A LITTLE HOUSE AND A LOT OF GARAGE!

11. 2006-06-16
    soldstatus $14,000
12. 2006-06-16
    soldstatus $30,000
13. 2006-06-15
    soldstatus $14,900 88-char remark

    Show marketing remark (88 chars)

    PERFECT FOR ANYONE WHO PREFERS MORE GARAGE THAN HOME.A LITTLE HOUSE AND A LOT OF GARAGE!

14. 2006-01-16
    listed $23,900 88-char remark

    Show marketing remark (88 chars)

    PERFECT FOR ANYONE WHO PREFERS MORE GARAGE THAN HOME.A LITTLE HOUSE AND A LOT OF GARAGE!

15. 2000-02-11
    soldstatus $25,000

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $616 · $51/mo
• Expected delta: +$211/yr (+$18/mo · 52.2%)

ⓘ 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: $9,066
• − Mortgage interest: −$2,969
• − Property taxes: −$405
• − Insurance: −$265
• − Repairs & maintenance: −$725
• − Management: −$725
• − Depreciation: −$1,542
• Taxable income: $2,435
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $2,573/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: Defiance City
• NCES district ID: 3904386
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $44,700
• Composite: 41.86/100
• National rank: #3375
• State rank: #449 of 656 in OH

Livability — Defiance

• Score: 71/100
• State rank: #448
• US rank: #7316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Defiance, OH
• County: Defiance · 37,898 people
• City population: 27,894
• Population (ZIP): 27,894
• Household income: $72,082
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 7.6

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.33%
• Current HPI: 210.2352
• 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

+112.0% since first listed

7 events — show timeline

• 2026-03-04 Listed $53,000 NORIS
• 2025-10-14 Price Changed $14,900 NORIS
• 2006-06-16 Sold (Public Records) $30,000 Public Records
• 2006-06-16 Sold (Public Records) $14,000 Public Records
• 2006-06-15 Sold (MLS) $14,900 NORIS
• 2006-01-16 Listed $23,900 NORIS
• 2000-02-11 Sold (Public Records) $25,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $405 · +1.5% YoY. Source: county tax records.