307 W Silver St · Wapakoneta, OH 45895

$122,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 1 Days on market

Built 1947 7,405 sqft lot Est $129k · 6% under

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +10.0/15.0
• DSCR +5.8/10.0
• Schools +5.5/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located within walking distance to downtown and local schools resides this 3 bed 1 bath home with fenced in yard. Split bedroom floor floorplan. Kitchen features a wealth of cabinets and all appliances convey.

Key facts

• Fenced in yard
• Wealth of cabinets
• 7,405 sq ft lot

Tags

• WALKING DISTANCE TO DOWNTOWN
• FENCED IN YARD
• WEALTH OF CABINETS
• ALL APPLIANCES CONVEY

Property features AI

Exterior

• Parking: No garage, no dedicated parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence; One story (single level)
• Construction: Vinyl siding; Block foundation; Block basement
• Exterior features: Fenced yard; Shed(s)

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator; Disposal
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (natural gas); No cooling
• Interior features: Dishwasher; Disposal; Gas cooktop; Microwave; Refrigerator; Gas water heater; Hardwood flooring; Laminate flooring; Sump pump in basement; Partial, unfinished block basement
• Laundry & utility: Gas water heater; Sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (7.3% below list).
• Recommended offer: $113k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.7% in Wapakoneta — 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 79/100 on livability (#153 in OH, #2,320 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wapakoneta City (town): math 66% / reading 63% proficiency, ranked #218 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $122k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,100 (7.3% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 0.93% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $129,276
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 W Benton St	0.49mi	2/1.5	756 (0%)	8mo	$135,000	$179	69
503 N Blackhoof St	0.17mi	2/1.0	675 (-11%)	14mo	$950	$1	63
206 Court St	0.29mi	2/1.0	672 (-11%)	7mo	$115,000	$171	62
505 South St	0.72mi	2/1.0	784 (+4%)	18mo	$137,500	$175	45
609 Lima St	0.70mi	2/1.0	864 (+14%)	22mo	$139,000	$161	25

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-12,377
• Equity at exit: $18,191

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,324
• Equity at exit: $10,548

Cash invested: $34,160 (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 45895

• Home prices YoY: -30.9%
• Active inventory: 40
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $116

Break-even live

Break-even rent $984

Max offer price $122,000

Occupancy floor 85%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 S Blackhoof St Wapakoneta, OH	1.0–2.0	1.0	954	$1,131	$1.19	23d	2	0.48mi

Listing history 2 events

1. 2026-06-12
   remarks 209-char remark
2. 2026-06-12
   listed $122,000 Pending 1 DOM

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,470 · $123/mo
• Expected delta: +$433/yr (+$36/mo · 41.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 45% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,572
• − Mortgage interest: −$6,834
• − Property taxes: −$1,037
• − Insurance: −$610
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,549
• Taxable loss: −$630
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $1,548/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: Wapakoneta City
• NCES district ID: 3904498
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,471
• Composite: 54.97/100
• National rank: #1303
• State rank: #218 of 656 in OH

Livability — Wapakoneta

• Score: 79/100
• State rank: #153
• US rank: #2320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wapakoneta, OH
• County: Auglaize · 44,666 people
• Population (ZIP): 17,983
• Household income: $72,965
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 4.1

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.24%
• Current HPI: 197.7334
• 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

+103.3% since first listed

3 events — show timeline

• 2026-06-12 Pending — WCARE
• 2026-06-11 Listed $122,000 WCARE
• 2004-11-24 Sold (Public Records) $60,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,037 · -1.5% YoY. Source: county tax records.