204 S Erie St · Antwerp, OH 45813

$92,500

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 62 Days on market

Built 1910 6,621 sqft lot Est $125k · 26% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• Schools +5.9/10.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready home 2 blocks from downtown Antwerp. new vinyl siding, shingles, and wood deck. there is a lean-to on the backside of the home for extra storage

Key facts

• Wood deck
• Extra storage
• Vinyl siding

Tags

• VINYL SIDING
• WOOD DECK
• EXTRA STORAGE

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Parking for 4 vehicles; Gravel parking; On-street parking
• Utilities: Cable available; Electricity connected; Natural gas connected; Public water; Public sewer (sanitary); Internet available
• Home design: Single-family residence; Residential property; Two levels / 2 stories; No attached units / no common walls
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Year built (public records)
• Exterior features: Deck; Corner lot; City street frontage; Paved road

Interior

• Kitchen: Electric range; Refrigerator; Electric range connection
• Bedrooms: Primary bedroom on the upper level; Second bedroom on the upper level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total bathrooms)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; 5 total rooms; Family room on the main level; Dining area / mudroom on the main level
• Laundry & utility: Washer hookup (main level); Electric dryer hookup; Washer and Dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#566 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Antwerp Local (rural): math 70% / reading 69% proficiency, ranked #158 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Antwerp Local Elementary School (math 77% / reading 72%, grade A, #272 of 1,584 statewide, top 19%, 348 students, 0% FRL); Antwerp Local Middle School (math 67% / reading 62%, grade A-, #205 of 654 statewide, top 34%, 155 students, 0% FRL); Antwerp Local High School (math 54% / reading 77%, grade B, #158 of 781 statewide, top 20%, 169 students, 98% FRL).
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 22 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Paulding County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $125,404
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 S Erie St	0.00mi	2/1.5 (-1)	1,172 (0%)	1mo	$95,000	$81	92
106 Buffalo St	0.23mi	2/1.5 (-1)	1,138 (-3%)	2mo	$205,000	$180	76
210 N Main St	0.23mi	3/1.5	1,267 (+8%)	9mo	$135,000	$107	66
307 N Main St	0.29mi	2/2.0 (-1)	1,160 (-1%)	19mo	$175,000	$151	60
403 Park Ave	0.50mi	3/1.5	1,292 (+10%)	2mo	$236,000	$183	56
107 W Woodcox St	0.26mi	3/1.5	1,242 (+6%)	24mo	$85,000	$68	56
101 S Madison St	0.28mi	2/1.0 (-1)	1,043 (-11%)	10mo	$139,900	$134	55
407 W River St	0.31mi	2/1.0 (-1)	1,251 (+7%)	23mo	$62,450	$50	50
410 W Daggett St	0.36mi	4/1.0 (+1)	1,328 (+13%)	16mo	$30,000	$23	42
412 W River St	0.35mi	3/2.0	1,339 (+14%)	18mo	$108,000	$81	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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,073
• Equity at exit: $13,792

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $12,606
• Equity at exit: $7,998

Cash invested: $25,900 (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 45813

• Home prices YoY: -22.6%
• Active inventory: 15
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $187

Break-even live

Break-even rent $733

Max offer price $92,500

Occupancy floor 76%

Sensitivity live

Price	-10% $240	-5% $214	+0% $187	+5% $161	+10% $135
Rent	-10% $111	-5% $149	+0% $187	+5% $226	+10% $264
Rate	-1.0pp $234	-0.5pp $211	base $187	+0.5pp $163	+1.0pp $139

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Park Ave Antwerp, OH	2.0	2.0	950	$970	$1.02	22d	1	0.56mi

Listing history 2 events

1. 2026-04-02
   historical Contingent
2. 2026-03-24
   listed $92,500 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: $663 · $55/mo
• Projected year-2 tax: $1,053 · $88/mo
• Expected delta: +$390/yr (+$33/mo · 58.9%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,640
• − Mortgage interest: −$5,181
• − Property taxes: −$663
• − Insurance: −$462
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,691
• Taxable income: $780
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $2,062/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: Antwerp Local
• NCES district ID: 3904899
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $49,173
• Composite: 58.88/100
• National rank: #972
• State rank: #158 of 656 in OH

Livability — Antwerp

• Score: 68/100
• State rank: #566
• US rank: #9710

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

• Census place: Antwerp, OH
• County: Paulding · 17,531 people
• Population (ZIP): 3,492
• Household income: $67,614
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 19.2

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 17,539 people
• By 2030: 16,627 · -5.2%
• By 2040: 14,716 · -16.1%
• By 2050: 12,853 · -26.7%
• By 2075: 9,142 · -47.9%
• By 2100: 6,313 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Iranian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Paulding

• 2024 margin: Solid R (+56.2) · D 21.4% · R 77.7%
• 2008→2024 swing: -44.4pp toward R · 2008: -11.8pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.5 2016: R+48.5 2012: R+20.4 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.56%
• Current HPI: 186.8307
• 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 events — show timeline

• 2026-04-02 Contingent — NORIS
• 2026-03-24 Listed $92,500 NORIS

Property tax history

+6.5%/yr

Latest (2025): $663 · +33.4% YoY. Source: county tax records.