555 Haller St · Lima, OH 45801

$148,000

3 bd · 1.5 ba · 1,953 sqft · SingleFamily public records · 29 Days on market

Built 1906 Est $119k · 24% over

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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).

• Cash flow +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This thoughtfully updated home offers a great mix of modern finishes and flexible living space. The main level features new vinyl flooring, fresh paint, and updated light fixtures in the kitchen, dining room, and both living spaces. The kitchen has been refreshed with painted cabinets, a modern faucet, stainless steel stove, and added backsplash, while exposed wood beams bring warmth and character. Both full bathrooms have been completely remodeled. Upstairs, you'll find new carpet and fresh paint, making the space move-in ready. The second living room offers flexible use and could easily serve as a home office, additional living space, or potential fourth bedroom. The basement provides a n

Key facts

• Modern faucet
• Painted cabinets
• Added backsplash

Tags

• NEW VINYL FLOORING
• UPDATED LIGHT FIXTURES
• PAINTED CABINETS
• MODERN FAUCET
• STAINLESS STEEL STOVE
• ADDED BACKSPLASH

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning; Two levels; Updated/remodeled
• Construction: Block foundation
• Exterior features: Enclosed porch; Porch

Interior

• Kitchen: Oven
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Oven; Enclosed porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $146k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Lima City (urban): math 29% / reading 36% proficiency, ranked #575 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($146k) 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 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,780 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $119,133
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
745 Brice Ave	0.19mi	4/1.5 (+1)	1,915 (-2%)	6mo	$95,000	$50	78
735 Brice Ave	0.20mi	3/2.0	1,795 (-8%)	3mo	$155,000	$86	73
458 W Mckibben St	0.18mi	3/2.0	1,816 (-7%)	10mo	$150,000	$83	69
1120 Richie Ave	0.52mi	3/1.0	1,884 (-4%)	3mo	$114,000	$61	65
616-616.5 N Elizabeth St	0.48mi	4/2.0 (+1)	1,826 (-6%)	0mo	$83,500	$46	59
530 W Elm St	0.73mi	3/2.0	1,938 (-1%)	5mo	$23,000	$12	59
536 N West St	0.39mi	4/2.0 (+1)	2,106 (+8%)	8mo	$157,500	$75	55
824 Rice Ave	0.25mi	4/2.0 (+1)	1,667 (-15%)	4mo	$28,000	$17	54
1236 Belvidere Ave	0.51mi	4/2.0 (+1)	1,842 (-6%)	10mo	$225,000	$122	51
960 N Elizabeth St	0.72mi	4/2.0 (+1)	1,864 (-5%)	10mo	$175,000	$94	44
568 W Spring St	0.62mi	4/2.5 (+1)	2,088 (+7%)	11mo	$60,000	$29	41
725 W Elm St	0.74mi	3/1.0	1,766 (-10%)	8mo	$45,000	$25	41

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,644
• Equity at exit: $22,067

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $20,786
• Equity at exit: $12,796

Cash invested: $41,440 (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 45801

• Active inventory: 74
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $304

Break-even live

Break-even rent $1,192

Max offer price $148,000

Occupancy floor 76%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Haller St Lima, OH	3.0	2.0	1953	$1,700	$0.87	44d	1	0.03mi
420 N Baxter St Lima, OH	3.0	2.0	1386	$1,200	$0.87	44d	1	0.23mi
330 W Ashton Ave Lima, OH	3.0	1.0	1288	$2,000	$1.55	44d	1	0.64mi
228 Nye St Lima, OH	4.0	2.0	1686	$675	$0.40	44d	1	0.71mi
405 N Kenilworth Ave Lima, OH	3.0	1.0	1352	$1,795	$1.33	44d	1	0.76mi

Listing history 24 events

1. 2026-06-19
   days on market $148,000 Active 29 DOM
2. 2026-06-18
   days on market $148,000 Active 28 DOM
3. 2026-06-17
   days on market $148,000 Active 27 DOM
4. 2026-06-16
   days on market $148,000 Active 26 DOM
5. 2026-06-15
   days on market $148,000 Active 25 DOM
6. 2026-06-14
   days on market $148,000 Active 23 DOM
7. 2026-06-12
   days on market $148,000 Active 22 DOM
8. 2026-06-09
   days on market $148,000 Active 19 DOM
9. 2026-06-08
   days on market $148,000 Active 18 DOM
10. 2026-06-07
    days on market $148,000 Active 17 DOM
11. 2026-06-07
    days on market $148,000 Active 16 DOM
12. 2026-06-04
    days on market $148,000 Active 13 DOM
13. 2026-06-02
    days on market $148,000 Active 12 DOM
14. 2026-06-01
    days on market $148,000 Active 11 DOM
15. 2026-05-31
    days on market $148,000 Active 10 DOM
16. 2026-05-31
    days on market $148,000 Active 9 DOM
17. 2026-05-21
    listed $148,000 Active
18. 2026-05-03
    listed $1,700
19. 2026-01-20
    price $147,500
20. 2026-01-03
    listed $155,000 Active
21. 2021-12-21
    soldstatus $134,000
22. 1999-08-10
    soldstatus $51,000
23. 1999-04-09
    soldstatus $19,500
24. 1994-04-05
    soldstatus $26,500

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,780 · $148/mo
• Expected delta: +$529/yr (+$44/mo · 42.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,927
• − Mortgage interest: −$8,290
• − Property taxes: −$1,250
• − Insurance: −$740
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,305
• Taxable income: $1,313
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $3,333/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: Lima City
• NCES district ID: 3904422
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $29,685
• Composite: 26.31/100
• National rank: #7243
• State rank: #575 of 656 in OH

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lima, OH
• County: Allen County · 21,739 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 21,739
• Household income: $51,731
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1141.0

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.79%
• Current HPI: 219.5329
• Rent YoY: —
• Metro: Lima, OH
• 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

+458.5% since first listed

8 events — show timeline

• 2026-05-21 Listed $148,000 WCARE
• 2026-05-03 Listed for Rent $1,700 APPFOLIO
• 2026-01-20 Price Changed $147,500 WCARE
• 2026-01-03 Listed $155,000 WCARE
• 2021-12-21 Sold (Public Records) $134,000 Public Records
• 1999-08-10 Sold (Public Records) $51,000 Public Records
• 1999-04-09 Sold (Public Records) $19,500 Public Records
• 1994-04-05 Sold (Public Records) $26,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,250 · +57.1% YoY. Source: county tax records.