1121 Linhof Rd · Wilmington, OH 45177

$245,000

3 bd · 1.5 ba · 1,504 sqft · SingleFamily public records · 6 Days on market

Built 1987 9,492 sqft lot Est $257k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Schools +3.9/10.0
• 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

This home has a little over 1500 SF. 1 owner home. 3 bedrooms, 1.5 baths. Entering the house the flow takes you thru the living room dining room to the family room with fireplace. Exit through french doors to the sunroom. Home to this family for the last 31 years. Awaiting you to live here for the next 31 years.

Key facts

• Updated cabinets
• Gas fireplace
• Three seasons room

Tags

• UPDATED CABINETS
• NEW VINYL FLOORING
• TASTEFULLY RENOVATED BATHROOMS
• GAS FIREPLACE
• THREE SEASONS ROOM
• FRESHLY PAINTED SHED

Property features AI

Finance

• Other: Residential zoning; Directions: From US-68, turn onto Jodie Ln, turn right onto Linhof Rd, home is on left.
• HOA & community: No HOA

Exterior

• Parking: Attached front-entry garage (1 car); Driveway parking; On-street parking; Garage door opener
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Ranch-style single-family home; One story; Block and poured foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Shed on the property; Level lot (less than 0.5 acre)

Interior

• Kitchen: Counter bar; Vinyl flooring in the kitchen; Dishwasher; Garbage disposal; Microwave; Oven/Range
• Bedrooms: Three bedrooms total — Primary bedroom ~12 x 12 (level 1); Bedroom 2 ~13 x 12 (level 1); Bedroom 3 ~10 x 10 (level 1)
• Flooring: Vinyl flooring in kitchen
• Bathrooms: One full bathroom on level 1; One partial (half) bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fan; Smoke alarm; Walkout and window treatments in the living room; Fireplace (gas)
• Laundry & utility: Main-level laundry room (~6 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $245k).
• Cap rate 14.6% vs local median 6.2% in Wilmington — 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 (#202 in OH, #3,127 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D, commute F.
• Wilmington City (town): math 42% / reading 51% proficiency, ranked #492 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• At $4,114/mo this rent would consume 70% of the median local household income ($70k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clinton County population projected at -12% 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $128k; list at $245k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $245,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.68% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.60%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $257,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 Blue Spruce Ln	0.44mi	3/2.0	1,500 (-0%)	1mo	$304,000	$203	76
88 Midway Dr	0.37mi	3/2.0	1,496 (-0%)	10mo	$234,900	$157	71
1206 Timber Glen Dr	0.47mi	3/2.0	1,468 (-2%)	2mo	$292,500	$199	70
1268 Timber Glen Dr	0.49mi	3/2.0	1,495 (-1%)	7mo	$299,900	$201	68
434 Randolph St	0.26mi	3/3.0	1,472 (-2%)	15mo	$227,500	$155	66
1147 Southridge Ave	0.06mi	4/2.0 (+1)	1,440 (-4%)	21mo	$189,900	$132	66
320 Maple Ridge Dr	0.16mi	3/2.0	1,324 (-12%)	10mo	$235,000	$177	62
950 Southridge Ave	0.18mi	4/1.0 (+1)	1,350 (-10%)	8mo	$219,900	$163	61
551 Randolph St	0.34mi	3/2.5	1,314 (-13%)	2mo	$225,000	$171	58
1244 Timber Glen Dr	0.49mi	3/2.0	1,416 (-6%)	18mo	$269,900	$191	50
140 Truesdell St	0.75mi	2/1.5 (-1)	1,560 (+4%)	19mo	$175,000	$112	38
353 S South St	0.75mi	3/2.0	1,364 (-9%)	21mo	$179,500	$132	30

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: 24.1%
• Equity multiple: 1.99×
• Total profit: $68,065
• Equity at exit: $36,530

10-year hold

• IRR: 31.9%
• Equity multiple: 3.89×
• Total profit: $197,978
• Equity at exit: $21,183

Cash invested: $68,600 (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 45177

• Active inventory: 107
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,114 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $1,692

Break-even live

Break-even rent $1,972

Max offer price $245,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,831	-5% $1,762	+0% $1,692	+5% $1,623	+10% $1,554
Rent	-10% $1,367	-5% $1,530	+0% $1,692	+5% $1,855	+10% $2,017
Rate	-1.0pp $1,816	-0.5pp $1,755	base $1,692	+0.5pp $1,629	+1.0pp $1,564

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Southwind Blvd Wilmington, OH	3.0	2.0	1344	$4,995	$3.72	3d	1	1.02mi
121 Southwind Blvd Wilmington, OH	3.0	2.0	1344	$4,995	$3.72	3d	1	1.03mi
229 Taylor Dr Wilmington, OH	3.0	2.0	1242	$2,000	$1.61	12d	1	1.14mi

Listing history 6 events

1. 2026-06-18
   days on market $245,000 Active 6 DOM
2. 2026-06-17
   days on market $245,000 Active 5 DOM
3. 2026-06-16
   days on market $245,000 Active 4 DOM
4. 2026-06-15
   days on market $245,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $245,000 Active 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: $2,052 · $171/mo
• Projected year-2 tax: $2,937 · $245/mo
• Expected delta: +$885/yr (+$74/mo · 43.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,371
• − Mortgage interest: −$13,724
• − Property taxes: −$2,052
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,950
• − Management: −$3,950
• − Depreciation: −$7,127
• Taxable income: $17,343
• Est. tax owed @ 24.0%: −$4,162
• After-tax cash flow: $16,146/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: Wilmington City
• NCES district ID: 3904511
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $43,201
• Composite: 39.2/100
• National rank: #4020
• State rank: #492 of 656 in OH

Livability — Wilmington

• Score: 77/100
• State rank: #202
• US rank: #3127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, OH
• County: Clinton · 46,911 people
• Population (ZIP): 22,442
• Household income: $70,483
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 9.5

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.35%
• Current HPI: 238.9182
• 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

-99.8% since first listed

6 events — show timeline

• 2026-06-11 Listed $245,000 Cincy MLS
• 2018-12-06 Sold (Public Records) $128,000 Public Records
• 2018-11-16 Sold (MLS) $128,000 Cincy MLS
• 2018-10-09 Contingent — Cincy MLS
• 2018-10-04 Price Changed $124,900 Cincy MLS
• 2018-10-03 Listed $124,900,000 Cincy MLS

Property tax history

+8.9%/yr

Latest (2025): $2,052 · -3.4% YoY. Source: county tax records.