1021 N Mcdonel St · Lima, OH 45801

$59,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 140 Days on market

Built 1920 8,755 sqft lot $43/sqft · 58% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors! Finish off this value-add property to your liking! This 3-bedroom, one full bath home offers 1364 square feet and a big 50 x 175 lot! Fantastic ARV value! Some updates include laminate flooring on main level, tile flooring in kitchen, some drywall work started, newer hot water tank, updated electrical. Roof year unknown, no leaks. Furnace within 10 years. Cement Driveway!! Selling AS IS, Where Is. No Seller financing. Close to downtown Lima, parks, restaurants, shopping, hospital, freeway access and more! There are 27 other single family home properties for sale that are either tenant occupied or value add investments!

Key facts

• Laminate flooring
• Updated electrical
• Newer hot water tank

Tags

• LAMINATE FLOORING
• TILE FLOORING
• NEWER HOT WATER TANK
• UPDATED ELECTRICAL
• CEMENT DRIVEWAY
• CLOSE TO DOWNTOWN

🏷️ Possibly a rental listed for sale. The $59,000 price doesn't fit this home's estimated sale value (~$139,108) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 7.6% in Lima — 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 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.
• Zoned schools: Liberty Arts Magnet K-8 (math 40% / reading 46%, grade F, #1,023 of 1,584 statewide, top 65%, 416 students, 0% FRL); Lima West Middle School (math 22% / reading 24%, grade F, #600 of 654 statewide, top 92%, 352 students, 0% FRL); Lima Senior High School (math 16% / reading 42%, grade F, #627 of 781 statewide, top 81%, 1,013 students, 0% FRL) — zoned schools average 0% FRL vs 83% district-wide (83 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 74 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 38% 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 $408 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $59k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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: 2.81% ✓
• Cap rate: 24.44%
• Cash-on-cash: 64.82%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (median comp): $139,108
• List price: $59,000
• Delta: -57.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 N Main St	0.44mi	3/2.0	1,352 (-1%)	0mo	$114,900	$85	74
606 N West St	0.48mi	3/1.0	1,391 (+2%)	5mo	$82,400	$59	70
635 W Ashton Ave	0.24mi	3/2.0	1,485 (+9%)	2mo	$188,000	$127	68
720 N West St	0.26mi	3/2.0	1,496 (+10%)	0mo	$90,000	$60	67
136 E O'connor Ave	0.41mi	3/1.0	1,248 (-8%)	1mo	$48,500	$39	66
610 W Robb Ave	0.35mi	3/1.5	1,240 (-9%)	6mo	$95,000	$77	62
416 Hazel Ave	0.38mi	3/2.0	1,494 (+10%)	2mo	$158,000	$106	61
631 Hazel Ave	0.56mi	3/1.0	1,248 (-8%)	2mo	$137,000	$110	58
660 W Lane Ave	0.63mi	4/1.0 (+1)	1,305 (-4%)	2mo	$180,000	$138	56
1004 Sherman Ave	0.67mi	3/2.0	1,408 (+3%)	4mo	$195,200	$139	56
1809 N Metcalf St	0.46mi	3/2.5	1,176 (-14%)	0mo	$199,900	$170	49
400 W Northern Ave	0.69mi	3/2.0	1,256 (-8%)	4mo	$161,000	$128	47

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: 64.0%
• Equity multiple: 3.86×
• Total profit: $47,304
• Equity at exit: $8,797

10-year hold

• IRR: 68.4%
• Equity multiple: 7.93×
• Total profit: $114,500
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$309
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $892

Break-even live

Break-even rent $529

Max offer price $59,000

Occupancy floor 41%

Sensitivity live

Price	-10% $926	-5% $909	+0% $892	+5% $876	+10% $859
Rent	-10% $761	-5% $827	+0% $892	+5% $958	+10% $1,023
Rate	-1.0pp $922	-0.5pp $907	base $892	+0.5pp $877	+1.0pp $861

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 W Ashton Ave Lima, OH	3.0	1.0	1288	$2,000	$1.55	45d	1	0.09mi
420 N Baxter St Lima, OH	3.0	2.0	1386	$1,200	$0.87	45d	1	0.77mi
545 W Market St Unit 340 1/2 Mcpheron Lima, OH	2.0	1.0	900	$800	$0.89	45d	1	1.06mi
43 Town Sq Lima, OH	2.0–3.0	1.0–2.0	1100	$1,413	$1.28	45d	9	1.06mi
228 Nye St Lima, OH	4.0	2.0	1686	$675	$0.40	45d	1	1.21mi
405 N Kenilworth Ave Lima, OH	3.0	1.0	1352	$1,795	$1.33	45d	1	1.23mi
138 Harrison Ave Lima, OH	3.0	1.0	1152	$975	$0.85	45d	1	1.45mi
1436 W High St Lima, OH	2.0	1.0	1205	$895	$0.74	45d	1	1.45mi

Listing history 25 events

1. 2026-06-19
   days on market $59,000 Active 140 DOM
2. 2026-06-18
   days on market $59,000 Active 139 DOM
3. 2026-06-17
   days on market $59,000 Active 138 DOM
4. 2026-06-16
   days on market $59,000 Active 137 DOM
5. 2026-06-15
   days on market $59,000 Active 136 DOM
6. 2026-06-14
   days on market $59,000 Active 134 DOM
7. 2026-06-12
   days on market $59,000 Active 133 DOM
8. 2026-06-09
   days on market $59,000 Active 130 DOM
9. 2026-06-08
   days on market $59,000 Active 129 DOM
10. 2026-06-07
    days on market $59,000 Active 128 DOM
11. 2026-06-07
    days on market $59,000 Active 127 DOM
12. 2026-06-04
    days on market $59,000 Active 124 DOM
13. 2026-06-02
    days on market $59,000 Active 123 DOM
14. 2026-06-01
    days on market $59,000 Active 122 DOM
15. 2026-05-31
    days on market $59,000 Active 121 DOM
16. 2026-05-31
    days on market $59,000 Active 120 DOM
17. 2026-04-25
    price $59,000 637-char remark

    Show marketing remark (637 chars)

    Investors! Finish off this value-add property to your liking! This 3-bedroom, one full bath home offers 1364 square feet and a big 50 x 175 lot! Fantastic ARV value! Some updates include laminate flooring on main level, tile flooring in kitchen, some drywall work started, newer hot water tank, updated electrical. Roof year unknown, no leaks. Furnace within 10 years. Cement Driveway!! Selling AS IS, Where Is. No Seller financing. Close to downtown Lima, parks, restaurants, shopping, hospital, freeway access and more! There are 27 other single family home properties for sale that are either tenant occupied or value add investments!

18. 2026-03-03
    price $63,000 637-char remark

    Show marketing remark (637 chars)

    Investors! Finish off this value-add property to your liking! This 3-bedroom, one full bath home offers 1364 square feet and a big 50 x 175 lot! Fantastic ARV value! Some updates include laminate flooring on main level, tile flooring in kitchen, some drywall work started, newer hot water tank, updated electrical. Roof year unknown, no leaks. Furnace within 10 years. Cement Driveway!! Selling AS IS, Where Is. No Seller financing. Close to downtown Lima, parks, restaurants, shopping, hospital, freeway access and more! There are 27 other single family home properties for sale that are either tenant occupied or value add investments!

19. 2026-02-21
    price $65,000 637-char remark

    Show marketing remark (637 chars)

    Investors! Finish off this value-add property to your liking! This 3-bedroom, one full bath home offers 1364 square feet and a big 50 x 175 lot! Fantastic ARV value! Some updates include laminate flooring on main level, tile flooring in kitchen, some drywall work started, newer hot water tank, updated electrical. Roof year unknown, no leaks. Furnace within 10 years. Cement Driveway!! Selling AS IS, Where Is. No Seller financing. Close to downtown Lima, parks, restaurants, shopping, hospital, freeway access and more! There are 27 other single family home properties for sale that are either tenant occupied or value add investments!

20. 2026-01-30
    listed $67,000 Active 637-char remark

    Show marketing remark (637 chars)

    Investors! Finish off this value-add property to your liking! This 3-bedroom, one full bath home offers 1364 square feet and a big 50 x 175 lot! Fantastic ARV value! Some updates include laminate flooring on main level, tile flooring in kitchen, some drywall work started, newer hot water tank, updated electrical. Roof year unknown, no leaks. Furnace within 10 years. Cement Driveway!! Selling AS IS, Where Is. No Seller financing. Close to downtown Lima, parks, restaurants, shopping, hospital, freeway access and more! There are 27 other single family home properties for sale that are either tenant occupied or value add investments!

21. 2025-07-09
    price $70,750
22. 2025-05-21
    price $35,000
23. 2025-04-29
    listed $45,000 Active
24. 2022-03-22
    soldstatus $31,149
25. 2021-06-25
    listed $49,900

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $19,901
• − Mortgage interest: −$3,305
• − Property taxes: −$1,006
• − Insurance: −$295
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$1,716
• Taxable income: $10,395
• Est. tax owed @ 24.0%: −$2,495
• After-tax cash flow: $8,213/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

+18.2% since first listed

9 events — show timeline

• 2026-04-25 Price Changed $59,000 MLSNOW
• 2026-03-03 Price Changed $63,000 MLSNOW
• 2026-02-21 Price Changed $65,000 MLSNOW
• 2026-01-30 Listed $67,000 MLSNOW
• 2025-07-09 Price Changed $70,750 MARMLS
• 2025-05-21 Price Changed $35,000 MARMLS
• 2025-04-29 Listed $45,000 MARMLS
• 2022-03-22 Sold (MLS) $31,149 WCARE
• 2021-06-25 Listed $49,900 WCARE

Property tax history

+4.1%/yr

Latest (2025): $1,006 · +34.5% YoY. Source: county tax records.