454 N St Rt 72 · Sabina, OH 45166

$170,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 66 Days on market

Built 1939 0.31 ac lot $145/sqft · 11% below area Est $191k · 11% under ↓ 3% since listing

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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).

• ARV discount +12.4/15.0
• Cash flow +8.6/30.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

Key facts

• New water softener
• New flooring
• Back yard well house

Tags

• NEW WATER SOFTENER
• NEW FLOORING
• NEW KITCHEN COUNTERTOPS
• BACK YARD WELL HOUSE
• EXTERIOR BASEMENT ENTRY
• 2 SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (35.5% below list).
• Recommended offer: $110k (35.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#734 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• East Clinton Local (rural): math 41% / reading 52% proficiency, ranked #489 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,658 (35.5% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

• ARV (median comp): $190,577
• List price: $170,000
• Delta: -10.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Church St	0.17mi	2/1.0 (-1)	1,115 (-5%)	9mo	$209,900	$188	71

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: 4.1%
• Equity multiple: 1.23×
• Total profit: $11,179
• Equity at exit: $76,439

10-year hold

• IRR: 7.3%
• Equity multiple: 2.11×
• Total profit: $52,622
• Equity at exit: $117,802

Cash invested: $47,600 (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 45166

• Active inventory: 1
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-145

Break-even live

Break-even rent $1,280

Max offer price $144,438

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $170,000 Active 66 DOM
2. 2026-06-17
   days on market $170,000 Active 65 DOM
3. 2026-06-16
   days on market $170,000 Active 64 DOM
4. 2026-06-15
   days on market $170,000 Active 63 DOM
5. 2026-06-13
   days on market $170,000 Active 61 DOM
6. 2026-06-12
   days on market $170,000 Active 60 DOM
7. 2026-06-09
   days on market $170,000 Active 57 DOM
8. 2026-06-08
   days on market $170,000 Active 56 DOM
9. 2026-06-08
   days on market $170,000 Active 55 DOM
10. 2026-06-07
    days on market $170,000 Active 54 DOM
11. 2026-06-04
    days on market $170,000 Active 51 DOM
12. 2026-06-02
    days on market $170,000 Active 50 DOM
13. 2026-06-01
    days on market $170,000 Active 49 DOM
14. 2026-05-31
    days on market $170,000 Active 48 DOM
15. 2026-05-07
    price $170,000 996-char remark

    Show marketing remark (996 chars)

    Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

16. 2026-04-26
    price $172,000 996-char remark

    Show marketing remark (996 chars)

    Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

17. 2026-04-23
    status Active 996-char remark

    Show marketing remark (996 chars)

    Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

18. 2026-04-19
    historical Contingency Pending 996-char remark

    Show marketing remark (996 chars)

    Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

19. 2026-04-15
    status Active 996-char remark

    Show marketing remark (996 chars)

    Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

20. 2026-04-14
    historical Contingency Pending 996-char remark

    Show marketing remark (996 chars)

    Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

21. 2026-04-13
    listed $175,000 Active 996-char remark

    Show marketing remark (996 chars)

    Welcome home to this 3 Bed/1 bath 1,170 Sq. Ft. home. This home recently has been updated to include new water softener, new flooring, refinished solid hard wood flooring, Fresh paint, new kitchen countertops, and more! Nice sized bedrooms with new carpet. This property also includes a back yard well house, an exterior basement entry housing the home's mechanical equipment, 2 sheds, and a carport in the front on an asphalt parking area. Additional parking on the side of the house as well. Fireplace in living room is currently not in use. Buyer may choose to repair; seller makes no warranties. Convenient side door entry with ramp for easy access, opening into the nice sized laundry room. Relax on the generously sized 182 Sq. Ft. covered front porch, ideal for morning coffee, or evening unwinding. Well-sized yard showcasing a variety of flowers. Perfect starter home. Seller will pay for a 1-year standard home warranty for Buyer. Already inspected, and repairs made! Come check it out!

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$1,034/yr (+$86/mo · 177.0%)

ⓘ 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 ≥99°F today · 19 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: $13,159
• − Mortgage interest: −$9,523
• − Property taxes: −$584
• − Insurance: −$850
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$4,945
• Taxable loss: −$4,849
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $-573/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: East Clinton Local
• NCES district ID: 3904640
• Math proficiency: 41% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $45,362
• Composite: 39.4/100
• National rank: #3969
• State rank: #489 of 656 in OH

Livability — Sabina

• Score: 65/100
• State rank: #734
• US rank: #13251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-2.9% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $170,000 Cincy MLS
• 2026-04-26 Price Changed $172,000 Cincy MLS
• 2026-04-23 Relisted — Cincy MLS
• 2026-04-19 Contingent — Cincy MLS
• 2026-04-15 Relisted — Cincy MLS
• 2026-04-14 Contingent — Cincy MLS
• 2026-04-13 Listed $175,000 Cincy MLS

Property tax history

+6.9%/yr

Latest (2025): $584 · -6.5% YoY. Source: county tax records.