220 S Franklin · Sidney, OH 45365

$39,900

2 bd · 1.5 ba · 1,596 sqft · SingleFamily · 1 Days on market

Built 1881 Poor condition

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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 +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1.5-bath home is being sold as is and is ready for your vision. The main floor features a convenient half bath, while upstairs you’ll find two bedrooms and a full bathroom. With a functional layout and great potential, this property is ideal for investors or buyers looking to renovate and add value.

Key facts

• Built 1881

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 26.7% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.03% ✓
• Cap rate: 26.71%
• Cash-on-cash: 72.93%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 S Franklin	0.00mi	2/1.5	1,596 (0%)	1mo	$42,000	$26	100
717 Taft St	0.40mi	3/1.0 (+1)	1,571 (-2%)	5mo	$150,000	$95	68
747 Chestnut Ave	0.48mi	3/1.5 (+1)	1,548 (-3%)	6mo	$159,900	$103	62
544 Michigan St	0.42mi	3/1.0 (+1)	1,456 (-9%)	0mo	$145,000	$100	58
900 Center St	0.71mi	3/1.0 (+1)	1,618 (+1%)	1mo	$285,000	$176	57
527 Linden Ave	0.59mi	3/1.0 (+1)	1,680 (+5%)	1mo	$162,000	$96	56
418 S Wagner Ave	0.54mi	3/2.0 (+1)	1,506 (-6%)	5mo	$228,000	$151	54
716 Taft St	0.39mi	3/1.0 (+1)	1,792 (+12%)	1mo	$178,000	$99	53
619 S Miami Ave	0.42mi	3/1.0 (+1)	1,454 (-9%)	8mo	$125,000	$86	52
512 Sycamore Ave	0.58mi	3/1.0 (+1)	1,718 (+8%)	5mo	$104,000	$61	49
808 N Main Ave	0.75mi	3/1.5 (+1)	1,476 (-8%)	1mo	$160,000	$108	47
206 Charles Ave	0.63mi	3/2.0 (+1)	1,382 (-13%)	4mo	$224,000	$162	38

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: 72.7%
• Equity multiple: 4.29×
• Total profit: $36,796
• Equity at exit: $5,949

10-year hold

• IRR: 76.5%
• Equity multiple: 8.86×
• Total profit: $87,799
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $679

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 39%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Thompson St Sidney, OH	3.0	1.0	1352	$1,200	$0.89	2d	1	0.40mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,100	$1.00	43d	1	0.49mi
803 S Main Ave Sidney, OH	2.0	1.0	1104	$1,030	$0.93	2d	1	0.49mi
805 S Main Ave Sidney, OH	3.0	1.0	1423	$1,400	$0.98	21d	1	0.49mi
1402 N Main Ave Sidney, OH	3.0	1.0	1544	$1,300	$0.84	12d	1	1.15mi

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-25
   listed $39,900 Active

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 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: $14,502
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,161
• Taxable income: $7,988
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $6,231/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including exterior repairs, interior updates, and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant damage and peeling paint
• Major kitchen cabinets — Outdated and possibly damaged
• Major bathroom fixtures — Outdated and possibly damaged
• Major flooring — Linoleum in kitchen and bathrooms, carpet in bedrooms
• Major interior walls — Peeling paint, outdated colors
• Major windows — Old, possibly single-pane windows

Value-add opportunities

• Resale Painting and updating interior walls — Fresh paint and updated colors can significantly improve curb appeal and interior aesthetics
• Resale Replacing windows — New windows can improve energy efficiency and increase home value
• Resale Rebuilding exterior siding — A new, well-maintained exterior can greatly enhance the home's curb appeal and value
• Resale Upgrading kitchen cabinets and fixtures — Modern, functional kitchen can attract more buyers and increase home value
• Resale Replacing flooring — New flooring can improve the home's overall appearance and increase its value
• Both Landscaping and curb appeal improvements — A well-maintained lawn and landscaping can significantly increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and peeling paint	Major	$15,000–50,000
kitchen cabinets · Outdated and possibly damaged	Major	$15,000–50,000
bathroom fixtures · Outdated and possibly damaged	Major	$15,000–50,000
flooring · Linoleum in kitchen and bathrooms, carpet in bedrooms	Major	$15,000–50,000
interior walls · Peeling paint, outdated colors	Major	$15,000–50,000
windows · Old, possibly single-pane windows	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Painting and updating interior walls — Fresh paint and updated colors can significantly improve curb appeal and interior aesthetics ↑
• Resale Replacing windows — New windows can improve energy efficiency and increase home value ↑
• Resale Rebuilding exterior siding — A new, well-maintained exterior can greatly enhance the home's curb appeal and value ↑
• Resale Upgrading kitchen cabinets and fixtures — Modern, functional kitchen can attract more buyers and increase home value ↑
• Resale Replacing flooring — New flooring can improve the home's overall appearance and increase its value ↑
• Both Landscaping and curb appeal improvements — A well-maintained lawn and landscaping can significantly increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-26 Pending — Dayton MLS
• 2026-04-25 Listed $39,900 Dayton MLS