6273 Paullin Dr · Jacksonburg, OH 45042

$189,900

3 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 48 Days on market

Built 1964 0.56 ac lot $114/sqft · 33% below area Est $282k · 33% under

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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 +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bdrm, 1 Bth in Middletown, OH. Needs mold remediation & new roof. Property sits on over 1/2ac. Other repairs & updates may be needed before move in ready. Great potential! Sold in AS-IS,WHERE-IS'' condition. Seller doesn't prorate taxes. Buyer pays closing costs including, but not limited to any & all transfer taxes,title, legal & recording fees.

Key facts

• Fenced yard
• Newer windows
• Large shed

Tags

• FENCED YARD
• SCREENED IN BACK PORCH
• LARGE SHED
• NEWER WINDOWS
• FUNCTIONAL MECHANICALS
• SOLID ROOF

Property features AI

Finance

• Other: Property zoned residential; Lot roughly 0.56 acres (approx. 119 x 205); Level topography; Located on a city street; cross street Jacksonburg Rd.
• HOA & community: No HOA

Exterior

• Parking: Oversized attached garage with 2 garage spaces; Driveway
• Security: Smoke alarm
• Utilities: Public water; Septic tank sewer; Electric water heating; Garage door opener
• Home design: Ranch-style single family home; One level
• Construction: Block construction; Block foundation; Shingle roof
• Exterior features: Enclosed porch / porch (screened porch listed as a flex room); Metal and wood fencing; Shed on property

Interior

• Kitchen: Counter bar; Laminate flooring in kitchen; Dishwasher; Oven/Range; Refrigerator; Other kitchen features
• Bedrooms: 4 bedrooms total; Primary bedroom 19 x 10 (Level 1); Bedroom 2 11 x 9 (Level 1); Bedroom 3 11 x 9 (Level 1); Bedroom 4 12 x 15 (Level 1)
• Flooring: Laminate flooring (kitchen)
• Bathrooms: 2 full bathrooms, both on Level 1
• Heating & cooling: Forced air heating (oil); Central air conditioning; Electric water heater
• Interior features: Ceiling fan; Smoke alarm; Other interior features
• Laundry & utility: Main-level laundry room 10 x 11; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $46 ($546/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (15.8% below list).
• Recommended offer: $160k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#995 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Edgewood City (rural): math 43% / reading 57% proficiency, ranked #427 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 73 active listings in the ZIP; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,856 (15.8% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 0.84% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $282,464
• List price: $189,900
• Delta: -32.77%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4359 Somerville Jacksonburg Rd	0.61mi	4/2.0 (+1)	1,694 (+2%)	10mo	$335,000	$198	52
5966 Jacksonburg Rd	0.55mi	4/1.0 (+1)	1,838 (+10%)	23mo	$181,500	$99	33
5966 Jacksonburg Rd	0.55mi	4/1.0 (+1)	1,838 (+10%)	23mo	$181,500	$99	33

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-27,907
• Equity at exit: $28,315

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-20,706
• Equity at exit: $16,419

Cash invested: $53,172 (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 45042

• Active inventory: 73
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $46

Break-even live

Break-even rent $1,541

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $153	-5% $99	+0% $46	+5% $-8	+10% $-62
Rent	-10% $-81	-5% $-18	+0% $46	+5% $109	+10% $172
Rate	-1.0pp $141	-0.5pp $94	base $46	+0.5pp $-4	+1.0pp $-54

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $189,900 Active 48 DOM
2. 2026-06-18
   days on market $189,900 Active 45 DOM
3. 2026-06-17
   days on market $189,900 Active 44 DOM
4. 2026-06-16
   days on market $189,900 Active 43 DOM
5. 2026-06-15
   days on market $189,900 Active 42 DOM
6. 2026-06-13
   days on market $189,900 Active 40 DOM
7. 2026-06-09
   days on market $189,900 Active 36 DOM
8. 2026-06-08
   pricedays on market $189,900 Active 35 DOM
9. 2026-06-07
   days on market $190,000 Active 34 DOM
10. 2026-06-05
    days on market $190,000 Active 31 DOM
11. 2026-06-03
    days on market $190,000 Active 30 DOM
12. 2026-06-02
    days on market $190,000 Active 29 DOM
13. 2026-06-01
    days on market $190,000 Active 28 DOM
14. 2026-05-31
    days on market $190,000 Active 27 DOM
15. 2026-05-04
    listed $190,000 Active 1003-char remark
16. 2019-01-18
    soldstatus $128,000
17. 2016-03-01
    soldstatus $21,900 Sold 366-char remark

    Show marketing remark (366 chars)

    3 Bdrm, 1 Bth in Middletown, OH. Needs mold remediation & new roof. Property sits on over 1/2ac. Other repairs & updates may be needed before move in ready. Great potential! Sold in AS-IS,WHERE-IS'' condition. Seller doesn't prorate taxes. Buyer pays closing costs including, but not limited to any & all transfer taxes,title, legal & recording fees.

18. 2016-02-08
    historical Accept Backup Offers 366-char remark

    Show marketing remark (366 chars)

    3 Bdrm, 1 Bth in Middletown, OH. Needs mold remediation & new roof. Property sits on over 1/2ac. Other repairs & updates may be needed before move in ready. Great potential! Sold in AS-IS,WHERE-IS'' condition. Seller doesn't prorate taxes. Buyer pays closing costs including, but not limited to any & all transfer taxes,title, legal & recording fees.

19. 2016-02-03
    price $21,900 366-char remark

    Show marketing remark (366 chars)

    3 Bdrm, 1 Bth in Middletown, OH. Needs mold remediation & new roof. Property sits on over 1/2ac. Other repairs & updates may be needed before move in ready. Great potential! Sold in AS-IS,WHERE-IS'' condition. Seller doesn't prorate taxes. Buyer pays closing costs including, but not limited to any & all transfer taxes,title, legal & recording fees.

20. 2016-01-05
    price $23,900 366-char remark

    Show marketing remark (366 chars)

    3 Bdrm, 1 Bth in Middletown, OH. Needs mold remediation & new roof. Property sits on over 1/2ac. Other repairs & updates may be needed before move in ready. Great potential! Sold in AS-IS,WHERE-IS'' condition. Seller doesn't prorate taxes. Buyer pays closing costs including, but not limited to any & all transfer taxes,title, legal & recording fees.

21. 2015-12-16
    listed $27,900 Active 366-char remark

    Show marketing remark (366 chars)

    3 Bdrm, 1 Bth in Middletown, OH. Needs mold remediation & new roof. Property sits on over 1/2ac. Other repairs & updates may be needed before move in ready. Great potential! Sold in AS-IS,WHERE-IS'' condition. Seller doesn't prorate taxes. Buyer pays closing costs including, but not limited to any & all transfer taxes,title, legal & recording fees.

22. 2015-10-27
    historical
23. 2015-08-19
    price $30,000
24. 2015-07-16
    listed $35,000 Active
25. 2015-07-01
    historical
26. 2015-04-10
    price $42,000
27. 2015-04-03
    listed $46,700 Active
28. 2015-04-03
    historical
29. 2014-08-28
    listed $46,700 Active
30. 2002-07-31
    soldstatus $46,400
31. 2002-05-28
    soldstatus $46,350
32. 2001-10-29
    listed $57,000
33. 2001-01-29
    historical
34. 2000-10-07
    listed $86,900
35. 1995-11-01
    soldstatus $77,000
36. 1995-05-09
    soldstatus $46,400
37. 1984-04-01
    soldstatus $15,000

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $2,335 · $195/mo
• Expected delta: +$627/yr (+$52/mo · 36.7%)

ⓘ 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 ≥101°F today · 18 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: $19,183
• − Mortgage interest: −$10,637
• − Property taxes: −$1,708
• − Insurance: −$950
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$5,524
• Taxable loss: −$2,706
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $1,196/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: Edgewood City
• NCES district ID: 3904609
• Math proficiency: 43% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $58,971
• Composite: 43.59/100
• National rank: #2975
• State rank: #427 of 656 in OH

Livability — Jacksonburg

• Score: 60/100
• State rank: #995
• US rank: #19561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 381,674 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 27,652
• Household income: $69,520
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 751.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.01%
• Current HPI: 217.3827
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

+1166.0% since first listed

24 events — show timeline

• 2026-06-08 Price Changed $189,900 Cincy MLS
• 2026-05-04 Listed $190,000 Cincy MLS
• 2019-01-18 Sold (Public Records) $128,000 Public Records
• 2016-03-01 Sold (MLS) $21,900 Cincy MLS
• 2016-02-08 Contingent — Cincy MLS
• 2016-02-03 Price Changed $21,900 Cincy MLS
• 2016-01-05 Price Changed $23,900 Cincy MLS
• 2015-12-16 Listed $27,900 Cincy MLS
• 2015-10-27 Listing Removed — Cincy MLS
• 2015-08-19 Price Changed $30,000 Cincy MLS
• 2015-07-16 Listed $35,000 Cincy MLS
• 2015-07-01 Listing Removed — Cincy MLS
• 2015-04-10 Price Changed $42,000 Cincy MLS
• 2015-04-03 Listed $46,700 Cincy MLS
• 2015-04-03 Listing Removed — Cincy MLS
• 2014-08-28 Listed $46,700 Cincy MLS
• 2002-07-31 Sold (Public Records) $46,400 Public Records
• 2002-05-28 Sold (MLS) $46,350 Cincy MLS
• 2001-10-29 Listed $57,000 Cincy MLS
• 2001-01-29 Listing Removed — Cincy MLS
• 2000-10-07 Listed $86,900 Cincy MLS
• 1995-11-01 Sold (Public Records) $77,000 Public Records
• 1995-05-09 Sold (Public Records) $46,400 Public Records
• 1984-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,708 · -0.6% YoY. Source: county tax records.