305 Mckinley St · Delta, OH 43515

$104,900

4 bd · 3.0 ba · 1,322 sqft · SingleFamily public records · 155 Days on market

Built 1900 0.29 ac lot $79/sqft · 39% below area Est $156k · 33% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.4/10.0
• Schools +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

Key facts

• Close to parks
• Close to schools
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• LARGE-UPDATED KITCHEN
• CLOSE TO PARKS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.5% in Delta — 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 77/100 on livability (#192 in OH, #2,924 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Pike-Delta-York Local (town): math 71% / reading 70% proficiency, ranked #142 of 656 in OH (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 26 active listings in the ZIP; solid renter incomes; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fulton 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1900 — 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: 1.34% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (median comp): $156,055
• List price: $104,900
• Delta: -32.78%
• 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
600 Fernwood Ave	0.08mi	3/1.5 (-1)	1,301 (-2%)	7mo	$186,500	$143	76
413 Fernwood Ave	0.14mi	3/2.0 (-1)	1,348 (+2%)	6mo	$97,500	$72	76
701 Palmwood Ave	0.14mi	3/2.0 (-1)	1,300 (-2%)	7mo	$135,000	$104	76
608 Palmwood St	0.13mi	3/1.5 (-1)	1,271 (-4%)	4mo	$90,000	$71	73
702 Palmwood St	0.16mi	3/1.5 (-1)	1,200 (-9%)	15mo	$130,000	$108	54
1 Hawthorne Dr	0.46mi	3/1.5 (-1)	1,376 (+4%)	11mo	$176,000	$128	51
403 Maplewood Ave	0.15mi	3/1.0 (-1)	1,463 (+11%)	14mo	$128,000	$87	51
421 Providence St	0.29mi	3/2.0 (-1)	1,500 (+14%)	7mo	$112,000	$75	49
709 E Main St	0.20mi	3/2.0 (-1)	1,158 (-12%)	15mo	$165,000	$142	48
500 Sandalwood Ln	0.38mi	3/1.0 (-1)	1,196 (-10%)	8mo	$190,000	$159	47
2 Meadow Ln	0.31mi	3/1.0 (-1)	1,196 (-10%)	12mo	$160,000	$134	46
704 Harvest Ln	0.59mi	3/2.0 (-1)	1,236 (-6%)	23mo	$210,000	$170	33

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,212
• Equity at exit: $15,641

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $26,860
• Equity at exit: $9,070

Cash invested: $29,372 (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 43515

• Home prices YoY: -14.4%
• Active inventory: 26
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$212 /mo · $2,547/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $301

Break-even live

Break-even rent $1,020

Max offer price $104,900

Occupancy floor 74%

Sensitivity live

Price	-10% $360	-5% $330	+0% $301	+5% $271	+10% $241
Rent	-10% $190	-5% $245	+0% $301	+5% $356	+10% $411
Rate	-1.0pp $353	-0.5pp $327	base $301	+0.5pp $273	+1.0pp $246

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-07
   statusdays on market $104,900 Pending 155 DOM
2. 2026-06-04
   days on market $104,900 Active 153 DOM
3. 2026-06-02
   days on market $104,900 Active 152 DOM
4. 2026-06-01
   days on market $104,900 Active 151 DOM
5. 2026-05-31
   days on market $104,900 Active 150 DOM
6. 2026-05-18
   status Active 285-char remark

   Show marketing remark (285 chars)

   Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

7. 2026-05-13
   historical Contingent 285-char remark

   Show marketing remark (285 chars)

   Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

8. 2026-04-23
   price $109,900 285-char remark

   Show marketing remark (285 chars)

   Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

9. 2026-04-04
   status Active 285-char remark

   Show marketing remark (285 chars)

   Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

10. 2026-04-02
    historical Contingent 285-char remark

    Show marketing remark (285 chars)

    Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

11. 2026-03-25
    price $114,900 285-char remark

    Show marketing remark (285 chars)

    Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

12. 2026-03-06
    price $124,900 285-char remark

    Show marketing remark (285 chars)

    Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

13. 2026-03-03
    status Active 285-char remark

    Show marketing remark (285 chars)

    Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

14. 2026-01-06
    historical Contingent 285-char remark

    Show marketing remark (285 chars)

    Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

15. 2025-12-31
    listed $129,900 Active 285-char remark

    Show marketing remark (285 chars)

    Charming 3-bed, 2.5 bath home in the heart of small-town Delta! This property features spacious living and dining rooms, a large-updated kitchen and a fenced-in backyard with a deck, a 2.5 car garage, and a basement, close to parks, schools, and shopping. Furnace new February of 2026.

16. 2025-12-29
    historical
17. 2025-12-11
    price $129,900
18. 2025-11-11
    price $135,900
19. 2025-10-14
    price $121,000
20. 2025-10-14
    price $135,800
21. 2025-10-14
    price $122,000
22. 2025-10-08
    price $143,000
23. 2025-09-10
    price $149,900
24. 2025-08-08
    price $157,000
25. 2025-07-09
    price $165,000
26. 2025-06-09
    listed $172,000 Active
27. 2019-02-07
    soldstatus $135,800
28. 2019-02-01
    soldstatus $135,800
29. 2018-11-09
    listed $141,250
30. 2017-06-29
    soldstatus $122,000
31. 2017-06-23
    soldstatus $122,000
32. 2017-04-24
    listed $129,900
33. 2003-07-21
    soldstatus $121,000
34. 2003-07-18
    soldstatus $121,000
35. 2003-05-23
    listed $129,000
36. 1992-09-17
    soldstatus $44,000

ⓘ 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: $2,547 · $212/mo
• Projected year-2 tax: $2,547 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°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: $16,809
• − Mortgage interest: −$5,876
• − Property taxes: −$2,547
• − Insurance: −$524
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,052
• Taxable income: $2,120
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,097/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: Pike-Delta-York Local
• NCES district ID: 3904708
• Math proficiency: 71% ▼ -8.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $54,734
• Composite: 60.24/100
• National rank: #860
• State rank: #142 of 656 in OH

Livability — Delta

• Score: 77/100
• State rank: #192
• US rank: #2924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delta, OH
• County: Fulton · 33,657 people
• Metro: Toledo, OH
• Population (ZIP): 8,139
• Household income: $77,654
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 3.9

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 9% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.56%
• Current HPI: 217.8733
• 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

+149.8% since first listed

31 events — show timeline

• 2026-05-18 Relisted — NORIS
• 2026-05-13 Contingent — NORIS
• 2026-04-23 Price Changed $109,900 NORIS
• 2026-04-04 Relisted — NORIS
• 2026-04-02 Contingent — NORIS
• 2026-03-25 Price Changed $114,900 NORIS
• 2026-03-06 Price Changed $124,900 NORIS
• 2026-03-03 Relisted — NORIS
• 2026-01-06 Contingent — NORIS
• 2025-12-31 Listed $129,900 NORIS
• 2025-12-29 Listing Removed — NORIS
• 2025-12-11 Price Changed $129,900 NORIS
• 2025-11-11 Price Changed $135,900 NORIS
• 2025-10-14 Price Changed $121,000 NORIS
• 2025-10-14 Price Changed $135,800 NORIS
• 2025-10-14 Price Changed $122,000 NORIS
• 2025-10-08 Price Changed $143,000 NORIS
• 2025-09-10 Price Changed $149,900 NORIS
• 2025-08-08 Price Changed $157,000 NORIS
• 2025-07-09 Price Changed $165,000 NORIS
• 2025-06-09 Listed $172,000 NORIS
• 2019-02-07 Sold (Public Records) $135,800 Public Records
• 2019-02-01 Sold (MLS) $135,800 NORIS
• 2018-11-09 Listed $141,250 NORIS
• 2017-06-29 Sold (Public Records) $122,000 Public Records
• 2017-06-23 Sold (MLS) $122,000 NORIS
• 2017-04-24 Listed $129,900 NORIS
• 2003-07-21 Sold (Public Records) $121,000 Public Records
• 2003-07-18 Sold (MLS) $121,000 NORIS
• 2003-05-23 Listed $129,000 NORIS
• 1992-09-17 Sold (Public Records) $44,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,547 · -8.8% YoY. Source: county tax records.