6568 Dialton Rd · North Hampton, OH 45502

$100,000

4 bd · 1.0 ba · 1,337 sqft · SingleFamily public records · 14 Days on market

Built 1891 0.25 ac lot

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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 +7.5/15.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage.Sold as is! parcels IDs 2500100005100005 and 2500100005100006

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1891

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 64/100 on livability (#778 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Northwestern Local (rural): math 55% / reading 63% proficiency, ranked #295 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 79 active listings in the ZIP; solid renter incomes; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clark County population projected at -16% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1891 — 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. 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: 1.72% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 1.83×
• Total profit: $23,114
• Equity at exit: $14,910

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $70,916
• Equity at exit: $8,646

Cash invested: $28,000 (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 45502

• Active inventory: 79
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $616

Break-even live

Break-even rent $940

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $673	-5% $645	+0% $616	+5% $588	+10% $560
Rent	-10% $481	-5% $548	+0% $616	+5% $684	+10% $752
Rate	-1.0pp $667	-0.5pp $642	base $616	+0.5pp $591	+1.0pp $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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-07-06
   historical Contingency Pending 126-char remark

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage.Sold as is! parcels IDs 2500100005100005 and 2500100005100006

2. 2025-05-01
   soldstatus $75,000
3. 2025-04-29
   soldstatus $75,000 Sold 126-char remark

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage. Sold as is! parcels IDs 2500100005100005 and 2500100005100006

4. 2025-04-29
   soldstatus $75,000 Closed 126-char remark

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage. Sold as is! parcels IDs 2500100005100005 and 2500100005100006

5. 2025-03-17
   status Pending

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage. Sold as is! parcels IDs 2500100005100005 and 2500100005100006

6. 2025-03-17
   status Pending 126-char remark

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage. Sold as is! parcels IDs 2500100005100005 and 2500100005100006

7. 2025-03-10
   listed $100,000 Active 126-char remark

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage. Sold as is! parcels IDs 2500100005100005 and 2500100005100006

8. 2025-03-03
   listed $100,000 Active 126-char remark

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage.Sold as is! parcels IDs 2500100005100005 and 2500100005100006

9. 2025-03-03
   listed $100,000 Active

   Show marketing remark (126 chars)

   Investor Special! 4bed/1 bath 1337 sq ft home with 2 car garage.Sold as is! parcels IDs 2500100005100005 and 2500100005100006

10. 2008-12-02
    soldstatus $113,843
11. 1991-06-17
    soldstatus $41,000
12. 1989-05-03
    soldstatus $45,000

ⓘ 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: $2,119 · $177/mo
• Projected year-2 tax: $2,119 · $177/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,645
• − Mortgage interest: −$5,602
• − Property taxes: −$2,119
• − Insurance: −$500
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$2,909
• Taxable income: $6,212
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $5,906/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: Northwestern Local
• NCES district ID: 3904626
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $54,366
• Composite: 50.64/100
• National rank: #1836
• State rank: #295 of 656 in OH

Livability — North Hampton

• Score: 64/100
• State rank: #778
• US rank: #14118

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark · 134,280 people
• City population: 284
• Metro: Springfield, OH
• Population (ZIP): 17,076
• Household income: $87,378
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 15.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Serbian 3% Italian 3% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.86%
• Current HPI: 252.1607
• 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

+66.7% since first listed

12 events — show timeline

• 2025-07-06 Contingent — Cincy MLS
• 2025-05-01 Sold (Public Records) $75,000 Public Records
• 2025-04-29 Sold (MLS) $75,000 Dayton MLS
• 2025-04-29 Sold (MLS) $75,000 Cincy MLS
• 2025-03-17 Pending — WRIST
• 2025-03-17 Pending — Dayton MLS
• 2025-03-10 Listed $100,000 Dayton MLS
• 2025-03-03 Listed $100,000 WRIST
• 2025-03-03 Listed $100,000 Cincy MLS
• 2008-12-02 Sold (Public Records) $113,843 Public Records
• 1991-06-17 Sold (Public Records) $41,000 Public Records
• 1989-05-03 Sold (Public Records) $45,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,119 · -29.9% YoY. Source: county tax records.