603 Main St · New Weston, OH 45348

$35,000

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 2 Days on market

Built 1900 9,801 sqft lot

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property is selling ''AS IS'' ''WHERE IS''. This fixer upper offers 986 square feet with 2 beds, 1 bath and detached two car garage on two parcels equalling 0.392 acres. Homestead Exemption of $333.18. Well is completely DRY, new owner will be responsible for new well. This will NOT pass any governemnt loan and some conventional loans may not accept condition especially with well being dry. Propane is through Mercer Landmark. All main mechnicals age are unknown. Cistern on property. P.O.A has never lived in the property. Buyer to do their due diligence. Call today!

Key facts

• 9,801 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Natural gas heating
• Home design: Single-story residence
• Construction: Aluminum and vinyl siding
• Exterior features: Residential lot (approx. 0.225 acres)

Interior

• Kitchen: Main-level kitchen (approx. 10 x 10)
• Bedrooms: Two main-level bedrooms (approx. 8 x 8 and 10 x 10)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Crawl space partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 56/100 on livability (#1,107 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, health & safety C-, crime D-.
• Ansonia Local (rural): math 69% / reading 69% proficiency, ranked #170 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ansonia Elementary School (math 75% / reading 65%, grade A-, #380 of 1,584 statewide, top 25%, 471 students, 64% FRL); Ansonia Middle School (math 72% / reading 77%, grade A, #88 of 654 statewide, top 14%, 124 students, 0% FRL); Ansonia High School (math 44% / reading 74%, grade C+, #243 of 781 statewide, top 33%, 207 students, 0% FRL) — zoned schools average 21% FRL vs 45% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; solid renter incomes; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).
• This rent is only 11% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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?
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: 2.96% ✓
• Cap rate: 26.06%
• Cash-on-cash: 70.59%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.5%
• Equity multiple: 6.69×
• Total profit: $55,794
• Equity at exit: $31,531

10-year hold

• IRR: 75.8%
• Equity multiple: 14.82×
• Total profit: $135,462
• Equity at exit: $67,997

Cash invested: $9,800 (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 45348

• Home prices YoY: 4.4%
• Active inventory: 2
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $576

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $601	-5% $589	+0% $576	+5% $564	+10% $552
Rent	-10% $495	-5% $536	+0% $576	+5% $617	+10% $658
Rate	-1.0pp $594	-0.5pp $585	base $576	+0.5pp $567	+1.0pp $558

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-18
   status Pending

   Show marketing remark (572 chars)

   Property is selling ''AS IS'' ''WHERE IS''. This fixer upper offers 986 square feet with 2 beds, 1 bath and detached two car garage on two parcels equalling 0.392 acres. Homestead Exemption of $333.18. Well is completely DRY, new owner will be responsible for new well. This will NOT pass any governemnt loan and some conventional loans may not accept condition especially with well being dry. Propane is through Mercer Landmark. All main mechnicals age are unknown. Cistern on property. P.O.A has never lived in the property. Buyer to do their due diligence. Call today!

2. 2026-05-18
   status Pending 572-char remark

   Show marketing remark (572 chars)

   Property is selling ''AS IS'' ''WHERE IS''. This fixer upper offers 986 square feet with 2 beds, 1 bath and detached two car garage on two parcels equalling 0.392 acres. Homestead Exemption of $333.18. Well is completely DRY, new owner will be responsible for new well. This will NOT pass any governemnt loan and some conventional loans may not accept condition especially with well being dry. Propane is through Mercer Landmark. All main mechnicals age are unknown. Cistern on property. P.O.A has never lived in the property. Buyer to do their due diligence. Call today!

3. 2026-05-15
   listed $35,000 Active

   Show marketing remark (572 chars)

   Property is selling ''AS IS'' ''WHERE IS''. This fixer upper offers 986 square feet with 2 beds, 1 bath and detached two car garage on two parcels equalling 0.392 acres. Homestead Exemption of $333.18. Well is completely DRY, new owner will be responsible for new well. This will NOT pass any governemnt loan and some conventional loans may not accept condition especially with well being dry. Propane is through Mercer Landmark. All main mechnicals age are unknown. Cistern on property. P.O.A has never lived in the property. Buyer to do their due diligence. Call today!

4. 2026-05-15
   listed $35,000 Active 572-char remark

   Show marketing remark (572 chars)

   Property is selling ''AS IS'' ''WHERE IS''. This fixer upper offers 986 square feet with 2 beds, 1 bath and detached two car garage on two parcels equalling 0.392 acres. Homestead Exemption of $333.18. Well is completely DRY, new owner will be responsible for new well. This will NOT pass any governemnt loan and some conventional loans may not accept condition especially with well being dry. Propane is through Mercer Landmark. All main mechnicals age are unknown. Cistern on property. P.O.A has never lived in the property. Buyer to do their due diligence. Call today!

5. 2016-03-23
   historical
6. 2015-06-23
   listed $39,900
7. 1999-04-14
   soldstatus $33,000
8. 1999-04-14
   soldstatus $33,000
9. 1998-10-13
   soldstatus $33,000

ⓘ 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 ≥99°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: $12,431
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,018
• Taxable income: $6,763
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,295/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: Ansonia Local
• NCES district ID: 3904662
• Math proficiency: 69% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $44,736
• Composite: 58.04/100
• National rank: #1034
• State rank: #170 of 656 in OH

Livability — New Weston

• Score: 56/100
• State rank: #1107
• US rank: #22433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Weston, OH
• County: Darke · 50,606 people
• Population (ZIP): 817
• Household income: $108,409
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 6.7

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 4% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.86%
• Current HPI: 281.1694
• 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

+6.1% since first listed

9 events — show timeline

• 2026-05-18 Pending — Dayton MLS
• 2026-05-18 Pending — WRIST
• 2026-05-15 Listed $35,000 WRIST
• 2026-05-15 Listed $35,000 Dayton MLS
• 2016-03-23 Listing Removed — WRIST
• 2015-06-23 Listed $39,900 WRIST
• 1999-04-14 Sold (Public Records) $33,000 Public Records
• 1999-04-14 Sold (Public Records) $33,000 Public Records
• 1998-10-13 Sold (Public Records) $33,000 Public Records

Property tax history

-16.2%/yr

Latest (2025): $60 · -25.7% YoY. Source: county tax records.