19 N Delaware St · Shiloh, OH 44878

$159,900

3 bd · 1.5 ba · 1,848 sqft · SingleFamily public records · 23 Days on market

Built 1900 8,712 sqft lot Est $146k · 10% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• Appreciation +8.4/10.0
• 1% rule +6.5/10.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming small-town opportunity at Shiloh! This 3-bedroom home at 19 N. Delaware St offers classic character with everyday functionality on a generous lot in the heart of the village. Built in 1900, the property features approximately 810 square feet of living space. The spacious yard provides room for gardening, entertaining, or future improvements, while the convenient location offers easy access to nearby schools and local amenities. Whether you're looking for an affordable starter home, investment property, or renovation opportunity, this property has great potential with small-town appeal.

Key facts

• Spacious yard
• Great potential
• Convenient location

Tags

• SPACIOUS YARD
• CONVENIENT LOCATION
• EASY ACCESS TO SCHOOLS
• LOCAL AMENITIES
• RENOVATION OPPORTUNITY
• GREAT POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Metal roof; Vinyl siding
• Construction: Built (year sourced from public records)
• Exterior features: Off-street parking

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating
• Interior features: Partial basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.7% in Shiloh — 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 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Plymouth-Shiloh Local (rural): math 52% / reading 55% proficiency, ranked #391 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; solid renter incomes; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.7% local appreciation)).
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

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. 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: 1.15% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $145,992
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Mechanics St	0.14mi	4/1.0 (+1)	1,962 (+6%)	3mo	$128,000	$65	74
60 Pettit St	0.34mi	3/1.5	1,894 (+2%)	24mo	$150,000	$79	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.74×
• Total profit: $77,695
• Equity at exit: $107,862

10-year hold

• IRR: 23.5%
• Equity multiple: 5.64×
• Total profit: $207,756
• Equity at exit: $202,278

Cash invested: $44,772 (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 44878

• Home prices YoY: 3.2%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $387

Break-even live

Break-even rent $1,356

Max offer price $159,900

Occupancy floor 74%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $159,900 Active 23 DOM
2. 2026-06-18
   days on market $159,900 Active 22 DOM
3. 2026-06-17
   days on market $159,900 Active 21 DOM
4. 2026-06-16
   days on market $159,900 Active 20 DOM
5. 2026-06-15
   days on market $159,900 Active 19 DOM
6. 2026-06-14
   days on market $159,900 Active 17 DOM
7. 2026-06-12
   days on market $159,900 Active 16 DOM
8. 2026-06-09
   days on market $159,900 Active 13 DOM
9. 2026-06-08
   days on market $159,900 Active 12 DOM
10. 2026-06-07
    days on market $159,900 Active 11 DOM
11. 2026-06-05
    days on market $159,900 Active 8 DOM
12. 2026-06-03
    days on market $159,900 Active 7 DOM
13. 2026-06-02
    days on market $159,900 Active 6 DOM
14. 2026-06-01
    days on market $159,900 Active 5 DOM
15. 2026-05-31
    days on market $159,900 Active 4 DOM
16. 2026-05-30
    days on market $159,900 Active 3 DOM
17. 2026-05-27
    listed $159,900 Active 601-char remark

    Show marketing remark (601 chars)

    Charming small-town opportunity at Shiloh! This 3-bedroom home at 19 N. Delaware St offers classic character with everyday functionality on a generous lot in the heart of the village. Built in 1900, the property features approximately 810 square feet of living space. The spacious yard provides room for gardening, entertaining, or future improvements, while the convenient location offers easy access to nearby schools and local amenities. Whether you're looking for an affordable starter home, investment property, or renovation opportunity, this property has great potential with small-town appeal.

18. 2026-05-25
    listed $159,900 Active

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$252/yr (+$21/mo · 12.7%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,140
• − Mortgage interest: −$8,957
• − Property taxes: −$1,990
• − Insurance: −$800
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$4,652
• Taxable income: $2,199
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $4,111/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: Plymouth-Shiloh Local
• NCES district ID: 3904946
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $48,546
• Composite: 45.54/100
• National rank: #2603
• State rank: #391 of 656 in OH

Livability — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shiloh, OH
• County: Richland · 128,966 people
• Metro: Mansfield, OH
• Population (ZIP): 2,943
• Household income: $79,620
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 3.8

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Languages at home: 77% English-only · German/W. Germanic 23%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 217.7934
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $159,900 FAOR
• 2026-05-25 Listed $159,900 MLSNOW

Property tax history

+14.3%/yr

Latest (2025): $1,990 · -0.0% YoY. Source: county tax records.