310 S High St · Kenton, OH 43326

$125,000

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 28 Days on market

Built 1940 6,732 sqft lot $126/sqft · at area comps Est $130k · at est.

---

Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +9.1/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, updated, and move-in ready! This well-maintained 3-bedroom home is one of the best values currently on the market in Kenton. Situated on a quiet in-town street, this property offers comfort, convenience, and major updates already completed for the next owner. Enjoy a spacious yard perfect for entertaining, pets, or outdoor activities, along with a detached one-car garage for extra storage and parking. Inside, you'll find a remodeled bathroom, beautiful hardwood and vinyl flooring, and a functional layout that feels warm and inviting. Recent improvements include a brand new shingle roof installed this year, plus gas furnace and central air for year-round comfort and efficiency. W

Key facts

• Spacious yard
• Gas furnace
• Remodeled bathroom

Tags

• SPACIOUS YARD
• DETACHED GARAGE
• REMODELED BATHROOM
• NEW SHINGLE ROOF
• GAS FURNACE
• CENTRAL AIR

Property features AI

Finance

• Other: Property listed by Century 21 Sunway Realty-Kenton

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Block foundation
• Exterior features: Front porch

Interior

• Kitchen: Oven; Refrigerator; No additional kitchen details provided
• Bedrooms: Total of 8 rooms (bedroom breakdown not provided)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Updated/remodeled interior; Dryer, Oven, Refrigerator, Washer
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.5% below list).
• Recommended offer: $103k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Kenton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#339 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Kenton City (town): math 46% / reading 50% proficiency, ranked #479 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hardin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,175 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $129,538
• List price: $125,000
• Delta: -3.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 East St	0.54mi	3/1.0	1,008 (+1%)	2mo	$169,000	$168	71
635 Stevens St	0.36mi	3/1.0	972 (-2%)	11mo	$80,000	$82	70
319 W Lynn St	0.41mi	2/1.0 (-1)	960 (-3%)	6mo	$115,000	$120	65
727 S Detroit St	0.43mi	3/1.0	1,124 (+13%)	3mo	$125,000	$111	55
330 Superior St. St	0.53mi	3/1.0	1,078 (+8%)	9mo	$150,000	$139	54
609 W North St	0.68mi	2/1.5 (-1)	960 (-3%)	4mo	$87,000	$91	52
920 Cooper St	0.49mi	2/1.0 (-1)	884 (-11%)	3mo	$124,000	$140	52
809 King St	0.38mi	2/1.0 (-1)	888 (-11%)	10mo	$92,000	$104	52
407 Smith Ave	0.59mi	3/1.5	1,092 (+10%)	7mo	$117,500	$108	48
10 Champion Court Ct	0.67mi	2/1.0 (-1)	1,052 (+6%)	7mo	$143,000	$136	48
1 C Court Ct	0.64mi	2/1.0 (-1)	1,127 (+13%)	6mo	$137,000	$122	38
336 Letson Ave. Ave	0.74mi	2/1.0 (-1)	884 (-11%)	7mo	$109,900	$124	36

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-20,781
• Equity at exit: $18,638

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-18,799
• Equity at exit: $10,808

Cash invested: $35,000 (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 43326

• Home prices YoY: -21.0%
• Active inventory: 53
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-8

Break-even live

Break-even rent $1,042

Max offer price $123,568

Occupancy floor 96%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   status $125,000 Pending 28 DOM
2. 2026-06-08
   days on market $125,000 Active Under Contract 28 DOM
3. 2026-06-08
   days on market $125,000 Active Under Contract 27 DOM
4. 2026-06-07
   days on market $125,000 Active Under Contract 26 DOM
5. 2026-06-04
   days on market $125,000 Active Under Contract 23 DOM
6. 2026-06-02
   days on market $125,000 Active Under Contract 22 DOM
7. 2026-06-01
   days on market $125,000 Active Under Contract 21 DOM
8. 2026-05-31
   days on market $125,000 Active Under Contract 20 DOM
9. 2026-05-18
   historical Active Under Contract 828-char remark
10. 2026-05-11
    listed $125,000 Active 828-char remark
11. 2016-04-20
    soldstatus $55,000
12. 1997-04-25
    soldstatus $48,500

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $1,669 · $139/mo
• Expected delta: +$281/yr (+$23/mo · 20.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,381
• − Mortgage interest: −$7,002
• − Property taxes: −$1,387
• − Insurance: −$625
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,636
• Taxable loss: −$2,250
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $443/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: Kenton City
• NCES district ID: 3910025
• Math proficiency: 46% ▼ -17.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $40,297
• Composite: 40.19/100
• National rank: #3786
• State rank: #479 of 656 in OH

Livability — Kenton

• Score: 73/100
• State rank: #339
• US rank: #5545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenton, OH
• County: Hardin · 33,287 people
• City population: 12,594
• Population (ZIP): 12,594
• Household income: $54,325
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 4.8

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Iranian 3% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.32%
• Current HPI: 211.5705
• 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

+157.7% since first listed

5 events — show timeline

• 2026-06-08 Pending — WCARE
• 2026-05-18 Contingent — WCARE
• 2026-05-11 Listed $125,000 WCARE
• 2016-04-20 Sold (Public Records) $55,000 Public Records
• 1997-04-25 Sold (Public Records) $48,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,387 · -0.6% YoY. Source: county tax records.