1375 Silverleaf Oak · Sidney, OH 45365

$274,985

4 bd · 2.5 ba · 1,680 sqft · SingleFamily · 77 Days on market

Built 2026 $164/sqft · 18% below area Est $335k · 18% under ↓ 4% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Join us for our Open House this Sunday from 12-3pm. Enjoy the space you've been looking for with the Birch, ready for a fall move-in at Burr Oak Mill. This is a great floorplan for anyone looking for more space. This home totals 1,680 sq. ft. and is loaded with luxury finishes! This home includes luxury vinyl plank flooring in all the main living areas, Kitchen Island, Espresso Cabinets, Granite and stainless-steel appliances. All the appliances are included, even the washer & dryer! This home has 3 bedrooms, 2.5 baths and 2nd floor laundry room. The owner's bedroom has a walk-in closet, double bowl sink and Walk-in shower. PLUS this home has a huge full basement! Finish the area for more entertaining space, storage, workout area, or playroom. This home is the complete package and a must see. Visit today to pick your interior finishes and learn more! Burr Oak is just 2 minutes from I-75. The community has two entrances with ponds, greenspace, and playground. Visit today to pick your interior finishes and learn more!

Key facts

• New ranch
• Available basement
• 1/2 acre homesites

Tags

• NEW RANCH
• TWO-STORY HOMES
• 1/2 ACRE HOMESITES
• AVAILABLE BASEMENT
• ALL APPLIANCES INCLUDED
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (25.5% below list).
• Recommended offer: $205k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Sidney — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Graham Local (rural): math 44% / reading 60% proficiency, ranked #407 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Graham Elementary School (math 50% / reading 61%, grade C, #772 of 1,584 statewide, top 49%, 725 students, 38% FRL); Graham Middle School (math 47% / reading 58%, grade C+, #378 of 654 statewide, top 59%, 389 students, 38% FRL); Graham High School (math 22% / reading 62%, grade F, #497 of 781 statewide, top 66%, 551 students, 30% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,900 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $335,295
• List price: $274,985
• Delta: -17.99%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-62,467
• Equity at exit: $41,001

10-year hold

• IRR: -18.6%
• Equity multiple: -0.00×
• Total profit: $-77,368
• Equity at exit: $23,776

Cash invested: $76,996 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-282

Break-even live

Break-even rent $2,406

Max offer price $234,230

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-187	+0% $-282	+5% $-377	+10% $-472
Rent	-10% $-444	-5% $-363	+0% $-282	+5% $-201	+10% $-120
Rate	-1.0pp $-143	-0.5pp $-212	base $-282	+0.5pp $-353	+1.0pp $-425

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: $68,746
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 Echo Dr Sidney, OH	1.0–3.0	1.0–2.0	975	$2,049	$2.10	4d	41	0.03mi

Listing history 20 events

1. 2026-06-21
   days on market $274,985 Active 77 DOM
2. 2026-06-21
   days on market $274,985 Active 76 DOM
3. 2026-06-18
   days on market $274,985 Active 74 DOM
4. 2026-06-17
   days on market $274,985 Active 73 DOM
5. 2026-06-16
   days on market $274,985 Active 72 DOM
6. 2026-06-15
   days on market $274,985 Active 71 DOM
7. 2026-06-13
   days on market $274,985 Active 69 DOM
8. 2026-06-12
   days on market $274,985 Active 68 DOM
9. 2026-06-09
   days on market $274,985 Active 65 DOM
10. 2026-06-08
    days on market $274,985 Active 64 DOM
11. 2026-06-08
    days on market $274,985 Active 63 DOM
12. 2026-06-05
    days on market $274,985 Active 61 DOM
13. 2026-06-04
    days on market $274,985 Active 59 DOM
14. 2026-06-02
    days on market $274,985 Active 58 DOM
15. 2026-06-01
    days on market $274,985 Active 57 DOM
16. 2026-05-31
    days on market $274,985 Active 56 DOM
17. 2026-04-28
    price $274,985 1039-char remark

    Show marketing remark (1039 chars)

    Join us for our Open House this Sunday from 12-3pm. Enjoy the space you've been looking for with the Birch, ready for a fall move-in at Burr Oak Mill. This is a great floorplan for anyone looking for more space. This home totals 1,680 sq. ft. and is loaded with luxury finishes! This home includes luxury vinyl plank flooring in all the main living areas, Kitchen Island, Espresso Cabinets, Granite and stainless-steel appliances. All the appliances are included, even the washer & dryer! This home has 3 bedrooms, 2.5 baths and 2nd floor laundry room. The owner's bedroom has a walk-in closet, double bowl sink and Walk-in shower. PLUS this home has a huge full basement! Finish the area for more entertaining space, storage, workout area, or playroom. This home is the complete package and a must see. Visit today to pick your interior finishes and learn more! Burr Oak is just 2 minutes from I-75. The community has two entrances with ponds, greenspace, and playground. Visit today to pick your interior finishes and learn more!

18. 2026-04-14
    price $276,985 1039-char remark

    Show marketing remark (1039 chars)

    Join us for our Open House this Sunday from 12-3pm. Enjoy the space you've been looking for with the Birch, ready for a fall move-in at Burr Oak Mill. This is a great floorplan for anyone looking for more space. This home totals 1,680 sq. ft. and is loaded with luxury finishes! This home includes luxury vinyl plank flooring in all the main living areas, Kitchen Island, Espresso Cabinets, Granite and stainless-steel appliances. All the appliances are included, even the washer & dryer! This home has 3 bedrooms, 2.5 baths and 2nd floor laundry room. The owner's bedroom has a walk-in closet, double bowl sink and Walk-in shower. PLUS this home has a huge full basement! Finish the area for more entertaining space, storage, workout area, or playroom. This home is the complete package and a must see. Visit today to pick your interior finishes and learn more! Burr Oak is just 2 minutes from I-75. The community has two entrances with ponds, greenspace, and playground. Visit today to pick your interior finishes and learn more!

19. 2026-04-12
    price $281,985 1039-char remark

    Show marketing remark (1039 chars)

    Join us for our Open House this Sunday from 12-3pm. Enjoy the space you've been looking for with the Birch, ready for a fall move-in at Burr Oak Mill. This is a great floorplan for anyone looking for more space. This home totals 1,680 sq. ft. and is loaded with luxury finishes! This home includes luxury vinyl plank flooring in all the main living areas, Kitchen Island, Espresso Cabinets, Granite and stainless-steel appliances. All the appliances are included, even the washer & dryer! This home has 3 bedrooms, 2.5 baths and 2nd floor laundry room. The owner's bedroom has a walk-in closet, double bowl sink and Walk-in shower. PLUS this home has a huge full basement! Finish the area for more entertaining space, storage, workout area, or playroom. This home is the complete package and a must see. Visit today to pick your interior finishes and learn more! Burr Oak is just 2 minutes from I-75. The community has two entrances with ponds, greenspace, and playground. Visit today to pick your interior finishes and learn more!

20. 2026-04-05
    listed $286,985 Active 1039-char remark

    Show marketing remark (1039 chars)

    Join us for our Open House this Sunday from 12-3pm. Enjoy the space you've been looking for with the Birch, ready for a fall move-in at Burr Oak Mill. This is a great floorplan for anyone looking for more space. This home totals 1,680 sq. ft. and is loaded with luxury finishes! This home includes luxury vinyl plank flooring in all the main living areas, Kitchen Island, Espresso Cabinets, Granite and stainless-steel appliances. All the appliances are included, even the washer & dryer! This home has 3 bedrooms, 2.5 baths and 2nd floor laundry room. The owner's bedroom has a walk-in closet, double bowl sink and Walk-in shower. PLUS this home has a huge full basement! Finish the area for more entertaining space, storage, workout area, or playroom. This home is the complete package and a must see. Visit today to pick your interior finishes and learn more! Burr Oak is just 2 minutes from I-75. The community has two entrances with ponds, greenspace, and playground. Visit today to pick your interior finishes and learn more!

ⓘ 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: $24,588
• − Mortgage interest: −$15,403
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$8,000
• Taxable loss: −$8,249
• Est. tax savings @ 24.0%: +$1,980
• After-tax cash flow: $-1,400/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: Graham Local
• NCES district ID: 3904619
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $54,928
• Composite: 44.85/100
• National rank: #2731
• State rank: #407 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

• 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 (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

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 · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

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

-4.2% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $274,985 Zillow
• 2026-04-14 Price Changed $276,985 Zillow
• 2026-04-12 Price Changed $281,985 Zillow
• 2026-04-05 Listed $286,985 Zillow