610 N Washington St · Delphos, OH 45833

$99,000

3 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 224 Days on market

Built 1920 1,001 sqft lot $78/sqft · 32% below area Est $146k · 32% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Schools +6.4/10.0
• 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

Charming 3-bedroom, 1-bath home offering 1,271 sq. ft. of potential! This property features a welcoming enclosed front porch, a spacious back patio, and plenty of room to make it your own. The interior is a blank slate, ready for your finishing touches and design vision. Whether you're an investor looking for your next project or a homeowner eager to create your dream space, this property offers excellent potential.

Key facts

• Enclosed front porch
• Spacious back patio
• 1,001 sq ft lot

Tags

• ENCLOSED FRONT PORCH
• SPACIOUS BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.2% in Delphos — 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 72/100 on livability (#378 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Delphos City (town): math 77% / reading 75% proficiency, ranked #91 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 16 active listings in the ZIP; 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 $684 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $99k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1920 — 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 A-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: 1.14% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $145,704
• List price: $99,000
• Delta: -32.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 N Clay St	0.34mi	3/1.0	1,352 (+6%)	5mo	$115,000	$85	70
415 Maple St	0.53mi	3/1.0	1,312 (+3%)	1mo	$197,500	$151	69
810 N Franklin St	0.15mi	3/1.0	1,111 (-13%)	5mo	$172,500	$155	68
804 N Moening St	0.30mi	2/1.0 (-1)	1,194 (-6%)	8mo	$127,000	$106	64
708 W 1st St	0.64mi	3/2.0	1,332 (+5%)	3mo	$176,000	$132	56
604 W Sixth St	0.42mi	2/1.0 (-1)	1,131 (-11%)	6mo	$76,000	$67	52
1035 N MAIN St	0.32mi	4/1.0 (+1)	1,442 (+14%)	7mo	$80,500	$56	52
521 Carolyn Dr	0.53mi	3/2.0	1,412 (+11%)	6mo	$202,500	$143	48
903 E 3rd St	0.51mi	3/1.5	1,107 (-13%)	6mo	$139,000	$126	48
914 E Third Street St	0.53mi	3/1.5	1,432 (+13%)	7mo	$250,000	$175	46
420 S Cass St	0.74mi	4/2.0 (+1)	1,416 (+11%)	3mo	$229,000	$162	35
10429 State Rte 66	0.70mi	2/2.0 (-1)	1,458 (+15%)	3mo	$235,000	$161	32

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,587
• Equity at exit: $14,761

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,014
• Equity at exit: $8,560

Cash invested: $27,720 (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 45833

• Home prices YoY: -15.4%
• Active inventory: 16
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $277

Break-even live

Break-even rent $779

Max offer price $99,000

Occupancy floor 70%

Sensitivity live

Price	-10% $333	-5% $305	+0% $277	+5% $249	+10% $221
Rent	-10% $188	-5% $233	+0% $277	+5% $322	+10% $366
Rate	-1.0pp $327	-0.5pp $302	base $277	+0.5pp $252	+1.0pp $225

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $99,000 Active 224 DOM
2. 2026-06-18
   days on market $99,000 Active 222 DOM
3. 2026-06-17
   days on market $99,000 Active 221 DOM
4. 2026-06-16
   days on market $99,000 Active 220 DOM
5. 2026-06-15
   days on market $99,000 Active 219 DOM
6. 2026-06-13
   days on market $99,000 Active 217 DOM
7. 2026-06-12
   days on market $99,000 Active 216 DOM
8. 2026-06-09
   days on market $99,000 Active 213 DOM
9. 2026-06-08
   days on market $99,000 Active 212 DOM
10. 2026-06-08
    days on market $99,000 Active 211 DOM
11. 2026-06-07
    days on market $99,000 Active 210 DOM
12. 2026-06-04
    days on market $99,000 Active 207 DOM
13. 2026-06-02
    days on market $99,000 Active 206 DOM
14. 2026-06-01
    days on market $99,000 Active 205 DOM
15. 2026-05-31
    days on market $99,000 Active 204 DOM
16. 2025-11-08
    listed $99,000 Active 419-char remark

    Show marketing remark (419 chars)

    Charming 3-bedroom, 1-bath home offering 1,271 sq. ft. of potential! This property features a welcoming enclosed front porch, a spacious back patio, and plenty of room to make it your own. The interior is a blank slate, ready for your finishing touches and design vision. Whether you're an investor looking for your next project or a homeowner eager to create your dream space, this property offers excellent potential.

17. 2025-03-19
    soldstatus $45,000

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$440/yr (+$37/mo · 66.3%)

ⓘ 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 ≥101°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: $13,564
• − Mortgage interest: −$5,546
• − Property taxes: −$664
• − Insurance: −$495
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,880
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $2,892/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: Delphos City
• NCES district ID: 3904388
• Math proficiency: 77% ▼ -8.00%
• Reading proficiency: 75% ▼ -8.00%
• Median HH income: $49,400
• Composite: 64.3/100
• National rank: #557
• State rank: #91 of 656 in OH

Livability — Delphos

• Score: 72/100
• State rank: #378
• US rank: #6142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delphos, OH
• County: Van Wert · 34,605 people
• City population: 10,822
• Population (ZIP): 10,822
• Household income: $66,919
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 2.2

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Serbian 2% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -39.82%
• Current HPI: 218.1437
• 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

+120.0% since first listed

2 events — show timeline

• 2025-11-08 Listed $99,000 WCARE
• 2025-03-19 Sold (Public Records) $45,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $664 · +0.3% YoY. Source: county tax records.