410 N Main St · Eldorado, OH 45321

$115,000

3 bd · 1.5 ba · 1,636 sqft · SingleFamily public records · 112 Days on market

Built 1946 0.59 ac lot $70/sqft · 24% below area Est $151k · 24% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +7.0/10.0
• 1% rule +5.9/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 410 N Main Street, a character-rich Cape Cod brimming with opportunity and timeless architectural charm. Offering approximately 1,636 square feet of living space, this 3-bedroom, 2-full-bath home invites you to reimagine its potential and create something truly special. From the moment you arrive, the distinctive fieldstone accents and classic dormer windows hint at the craftsmanship and personality waiting inside. Step through the entry and explore spacious living areas filled with natural light, highlighted by original hardwood flooring and a striking brick fireplace that anchors the heart of the home. A separate den with a wood-burning stove provides additional flexibility—perfect for a cozy retreat. The dining space flows naturally from the living areas, creating an inviting setting for everyday living. The generous kitchen footprint provides the perfect canvas for a custom redesign tailored to your vision. Each bedroom offers comfortable proportions and strong structural bones, ready to be reimagined with today’s finishes and style. With two full bathrooms, a two-car attached garage, and a walk-up attic offering additional potential, the layout provides a solid framework for a full-scale renovation. Whether you’re looking to restore its classic appeal or transform it into something entirely new, this home offers exceptional potential. Schedule your showing today and explore the possibilities awaiting at 410 N Main Street! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all required inspections & certifications (if applicable). All info & property details set forth in this listing, including all utilities & all room dimensions which are approximate, are deemed reliable but not guaranteed & should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property info & details have been provided in this MLS listing.

Key facts

• Hardwood flooring
• Fieldstone accents
• Brick fireplace

Tags

• FIELDSTONE ACCENTS
• DORMER WINDOWS
• HARDWOOD FLOORING
• BRICK FIREPLACE
• WOOD-BURNING STOVE
• GENEROUS KITCHEN FOOTPRINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#843 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• National Trail Local (rural): math 53% / reading 59% proficiency, ranked #352 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 55 units permitted in Preble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $5k appreciation (4.0% local appreciation)).
• Preble County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $115k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1946 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $150,933
• List price: $115,000
• Delta: -23.81%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Parkview Dr	0.20mi	3/1.0	1,524 (-7%)	23mo	$128,000	$84	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.05×
• Total profit: $33,811
• Equity at exit: $58,675

10-year hold

• IRR: 18.1%
• Equity multiple: 3.92×
• Total profit: $93,883
• Equity at exit: $96,262

Cash invested: $32,200 (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 45321

• Home prices YoY: 2.1%
• Active inventory: 4
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $210

Break-even live

Break-even rent $987

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 112 DOM
2. 2026-06-18
   days on market $115,000 Active 111 DOM
3. 2026-06-17
   days on market $115,000 Active 110 DOM
4. 2026-06-16
   days on market $115,000 Active 109 DOM
5. 2026-06-15
   days on market $115,000 Active 108 DOM
6. 2026-06-14
   days on market $115,000 Active 106 DOM
7. 2026-06-12
   days on market $115,000 Active 105 DOM
8. 2026-06-09
   days on market $115,000 Active 102 DOM
9. 2026-06-08
   days on market $115,000 Active 101 DOM
10. 2026-06-07
    days on market $115,000 Active 100 DOM
11. 2026-06-03
    days on market $115,000 Active 96 DOM
12. 2026-06-02
    days on market $115,000 Active 95 DOM
13. 2026-06-01
    days on market $115,000 Active 94 DOM
14. 2026-05-31
    days on market $115,000 Active 93 DOM
15. 2026-05-30
    days on market $115,000 Active 92 DOM
16. 2026-05-11
    price $115,000 2044-char remark

    Show marketing remark (2044 chars)

    Welcome to 410 N Main Street, a character-rich Cape Cod brimming with opportunity and timeless architectural charm. Offering approximately 1,636 square feet of living space, this 3-bedroom, 2-full-bath home invites you to reimagine its potential and create something truly special. From the moment you arrive, the distinctive fieldstone accents and classic dormer windows hint at the craftsmanship and personality waiting inside. Step through the entry and explore spacious living areas filled with natural light, highlighted by original hardwood flooring and a striking brick fireplace that anchors the heart of the home. A separate den with a wood-burning stove provides additional flexibility—perfect for a cozy retreat. The dining space flows naturally from the living areas, creating an inviting setting for everyday living. The generous kitchen footprint provides the perfect canvas for a custom redesign tailored to your vision. Each bedroom offers comfortable proportions and strong structural bones, ready to be reimagined with today’s finishes and style. With two full bathrooms, a two-car attached garage, and a walk-up attic offering additional potential, the layout provides a solid framework for a full-scale renovation. Whether you’re looking to restore its classic appeal or transform it into something entirely new, this home offers exceptional potential. Schedule your showing today and explore the possibilities awaiting at 410 N Main Street! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all required inspections & certifications (if applicable). All info & property details set forth in this listing, including all utilities & all room dimensions which are approximate, are deemed reliable but not guaranteed & should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property info & details have been provided in this MLS listing.

17. 2026-02-27
    listed $120,000 Active 2044-char remark

    Show marketing remark (2044 chars)

    Welcome to 410 N Main Street, a character-rich Cape Cod brimming with opportunity and timeless architectural charm. Offering approximately 1,636 square feet of living space, this 3-bedroom, 2-full-bath home invites you to reimagine its potential and create something truly special. From the moment you arrive, the distinctive fieldstone accents and classic dormer windows hint at the craftsmanship and personality waiting inside. Step through the entry and explore spacious living areas filled with natural light, highlighted by original hardwood flooring and a striking brick fireplace that anchors the heart of the home. A separate den with a wood-burning stove provides additional flexibility—perfect for a cozy retreat. The dining space flows naturally from the living areas, creating an inviting setting for everyday living. The generous kitchen footprint provides the perfect canvas for a custom redesign tailored to your vision. Each bedroom offers comfortable proportions and strong structural bones, ready to be reimagined with today’s finishes and style. With two full bathrooms, a two-car attached garage, and a walk-up attic offering additional potential, the layout provides a solid framework for a full-scale renovation. Whether you’re looking to restore its classic appeal or transform it into something entirely new, this home offers exceptional potential. Schedule your showing today and explore the possibilities awaiting at 410 N Main Street! Photos are digitally enhanced. Being sold AS IS, WHERE IS, Buyer is responsible for all required inspections & certifications (if applicable). All info & property details set forth in this listing, including all utilities & all room dimensions which are approximate, are deemed reliable but not guaranteed & should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property info & details have been provided in this MLS listing.

18. 1994-06-10
    soldstatus $35,000

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$127/yr (+$11/mo · 8.2%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,035
• − Mortgage interest: −$6,442
• − Property taxes: −$1,541
• − Insurance: −$575
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,345
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,351/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: National Trail Local
• NCES district ID: 3904927
• Math proficiency: 53% ▼ -13.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $48,311
• Composite: 47.58/100
• National rank: #2262
• State rank: #352 of 656 in OH

Livability — Eldorado

• Score: 63/100
• State rank: #843
• US rank: #15804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, OH
• County: Preble · 42,634 people
• Population (ZIP): 1,254
• Household income: $67,153
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 12.3

Population outlook (Preble County) Hauer SSP2

• Today (2025): 39,711 people
• By 2030: 38,511 · -3.0%
• By 2040: 35,783 · -9.9%
• By 2050: 33,006 · -16.9%
• By 2075: 27,067 · -31.8%
• By 2100: 21,255 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Preble

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -27.9pp toward R · 2008: -31.2pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+57.5 2016: R+54.0 2012: R+36.7 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.05%
• Current HPI: 199.5416
• 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

+228.6% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $115,000 Dayton MLS
• 2026-02-27 Listed $120,000 Dayton MLS
• 1994-06-10 Sold (Public Records) $35,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,541 · +0.7% YoY. Source: county tax records.