328 W North St · Sidney, OH 45365

$84,500

4 bd · 1.0 ba · 1,792 sqft · SingleFamily · 94 Days on market

Built 1912 Average condition 5,227 sqft lot $47/sqft · 48% below area Est $162k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,227 sq ft lot
• Built 1912
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $84k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.8% 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.
• Zoned schools: Longfellow Primary School (348 students, 72% FRL); Sidney Middle School (math 46% / reading 53%, grade C, #421 of 654 statewide, top 65%, 840 students, 60% FRL); Sidney High School (math 31% / reading 56%, grade F, #493 of 781 statewide, top 63%, 826 students, 55% FRL).
• Market conditions: 202 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $584 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,895 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1912 — 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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $161,836
• List price: $84,500
• Delta: -47.79%
• 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
716 Taft St	0.36mi	3/1.0 (-1)	1,792 (0%)	3mo	$178,000	$99	76
512 Sycamore Ave	0.33mi	3/1.0 (-1)	1,718 (-4%)	7mo	$104,000	$61	67
527 Linden Ave	0.33mi	3/1.0 (-1)	1,680 (-6%)	3mo	$162,000	$96	67
109 E Water St	0.46mi	4/2.0	1,816 (+1%)	6mo	$82,250	$45	67
131 Mound St	0.52mi	4/2.0	1,864 (+4%)	1mo	$179,000	$96	64
518 Rauth St	0.40mi	4/2.0	1,693 (-6%)	5mo	$195,000	$115	64
131 Mound St	0.52mi	3/1.0 (-1)	1,886 (+5%)	5mo	$72,450	$38	58
334 N Wagner Ave	0.41mi	3/2.0 (-1)	1,648 (-8%)	1mo	$213,500	$130	58
834 N West Ave	0.56mi	3/1.5 (-1)	1,687 (-6%)	5mo	$125,000	$74	53
717 Taft St	0.38mi	3/1.0 (-1)	1,571 (-12%)	6mo	$150,000	$95	52
706 S Miami Ave	0.73mi	3/2.0 (-1)	1,696 (-5%)	1mo	$172,000	$101	47
508 Hall Ave	0.59mi	3/2.5 (-1)	1,927 (+8%)	3mo	$199,900	$104	47

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: 10.3%
• Equity multiple: 1.40×
• Total profit: $9,582
• Equity at exit: $12,599

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $38,364
• Equity at exit: $7,306

Cash invested: $23,660 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 21 under contract
• Months of supply: 2.3 mo (44%/mo absorbed)
• Median asking: $163,800 ($104/sqft)
• Median days on market: 20 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45365

• Home prices YoY: -20.1%
• Active inventory: 202
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $365

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 65%

Sensitivity live

Price	-10% $424	-5% $394	+0% $365	+5% $336	+10% $307
Rent	-10% $270	-5% $318	+0% $365	+5% $413	+10% $460
Rate	-1.0pp $408	-0.5pp $387	base $365	+0.5pp $343	+1.0pp $321

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: $21,125
• Closing costs: $2,535
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Grove St Unit 212 Sidney, OH	3.0	1.5	1664	$975	$0.59	40d	1	0.23mi
314 Thompson St Sidney, OH	3.0	1.0	1352	$1,200	$0.89	11d	1	0.62mi
805 S Main Ave Sidney, OH	3.0	1.0	1423	$1,400	$0.98	70d	1	0.73mi
1402 N Main Ave Sidney, OH	3.0	1.0	1544	$1,300	$0.84	61d	1	0.98mi
1550 Knights Way Sidney, OH	4.0	2.5	2231	$2,195	$0.98	63d	1	1.33mi

Property features AI

Exterior

• Utilities: Supplied waterPublic sewerNatural gas connectedSewer connected
• Home design: Single-family residential houseBuilt in 1912Lot dimensions approximately 36 x 156 (0.12 acres)
• Construction: Vinyl sidingOriginal construction (1912)
• Exterior features: Front porchResidential lot

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: Four bedrooms (sizes: 14' x 9'; 12' x 12'; 17' x 13'; 16' x 10')
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heatingNatural gas heating
• Interior features: Seven total roomsFull unfinished basement
• Laundry & utility: Utilities include natural gas connection

Listing history 50 events

1. 2026-08-08
   days on market $84,500 Active 94 DOM
2. 2026-08-07
   days on market $84,500 Active 93 DOM
3. 2026-08-06
   days on market $84,500 Active 92 DOM
4. 2026-08-05
   days on market $84,500 Active 91 DOM
5. 2026-08-04
   days on market $84,500 Active 90 DOM
6. 2026-08-03
   days on market $84,500 Active 89 DOM
7. 2026-07-31
   days on market $84,500 Active 86 DOM
8. 2026-07-30
   days on market $84,500 Active 85 DOM
9. 2026-07-30
   days on market $84,500 Active 84 DOM
10. 2026-07-28
    days on market $84,500 Active 83 DOM
11. 2026-07-26
    days on market $84,500 Active 81 DOM
12. 2026-07-25
    days on market $84,500 Active 80 DOM
13. 2026-07-24
    days on market $84,500 Active 79 DOM
14. 2026-07-23
    days on market $84,500 Active 78 DOM
15. 2026-07-22
    days on market $84,500 Active 77 DOM
16. 2026-07-21
    days on market $84,500 Active 76 DOM
17. 2026-07-18
    days on market $84,500 Active 73 DOM
18. 2026-07-16
    days on market $84,500 Active 71 DOM
19. 2026-07-16
    days on market $84,500 Active 70 DOM
20. 2026-07-14
    days on market $84,500 Active 69 DOM
21. 2026-07-13
    days on market $84,500 Active 68 DOM
22. 2026-07-12
    days on market $84,500 Active 67 DOM
23. 2026-07-11
    days on market $84,500 Active 66 DOM
24. 2026-07-10
    days on market $84,500 Active 65 DOM
25. 2026-07-09
    days on market $84,500 Active 64 DOM
26. 2026-07-07
    days on market $84,500 Active 62 DOM
27. 2026-07-06
    days on market $84,500 Active 61 DOM
28. 2026-07-05
    days on market $84,500 Active 60 DOM
29. 2026-07-03
    days on market $84,500 Active 58 DOM
30. 2026-07-02
    days on market $84,500 Active 57 DOM
31. 2026-07-01
    days on market $84,500 Active 56 DOM
32. 2026-06-30
    days on market $84,500 Active 55 DOM
33. 2026-06-29
    days on market $84,500 Active 54 DOM
34. 2026-06-28
    days on market $84,500 Active 53 DOM
35. 2026-06-28
    days on market $84,500 Active 52 DOM
36. 2026-06-27
    days on market $84,500 Active 51 DOM
37. 2026-06-25
    days on market $84,500 Active 49 DOM
38. 2026-06-23
    days on market $84,500 Active 47 DOM
39. 2026-06-21
    days on market $84,500 Active 46 DOM
40. 2026-06-18
    days on market $84,500 Active 43 DOM
41. 2026-06-17
    days on market $84,500 Active 42 DOM
42. 2026-06-16
    days on market $84,500 Active 41 DOM
43. 2026-06-15
    days on market $84,500 Active 40 DOM
44. 2026-06-14
    days on market $84,500 Active 38 DOM
45. 2026-06-13
    days on market $84,500 Active 37 DOM
46. 2026-06-10
    days on market $84,500 Active 35 DOM
47. 2026-06-09
    days on market $84,500 Active 34 DOM
48. 2026-06-08
    days on market $84,500 Active 33 DOM
49. 2026-06-07
    days on market $84,500 Active 32 DOM
50. 2026-06-03
    days on market $84,500 Active 28 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 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: $14,417
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,458
• Taxable income: $3,229
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $3,607/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

Average 55/100 Moderate rehab Est. rehab $44,800–$80,640 screening

The home requires moderate renovations to update the kitchen and bathrooms, paint the interior, and replace the carpet. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — standard and dated
• Moderate exterior siding — visible wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — hardwood or tile flooring would increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Longfellow Primary School Middle Sidney Middle School C OH #421/654 Nat'l #3,585/14,009 High Sidney High School F OH #493/781 Nat'l #7,376/17,239

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

B Composite livability gradescore 76/100

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 · 47,264 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Utilities: Supplied waterPublic sewerNatural gas connectedSewer connected
• Home design: Single-family residential houseBuilt in 1912Lot dimensions approximately 36 x 156 (0.12 acres)
• Construction: Vinyl sidingOriginal construction (1912)
• Exterior features: Front porchResidential lot

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: Four bedrooms (sizes: 14' x 9'; 12' x 12'; 17' x 13'; 16' x 10')
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heatingNatural gas heating
• Interior features: Seven total roomsFull unfinished basement
• Laundry & utility: Utilities include natural gas connection

Price history

3 events — show timeline

• 2026-05-07 Relisted — WRIST
• 2026-04-24 Pending — WRIST
• 2026-04-23 Listed $84,500 WRIST