116 Yeager St · Napoleon, OH 43545

$125,000

3 bd · 1.5 ba · 1,624 sqft · SingleFamily public records · 29 Days on market

Built 1926 4,356 sqft lot $77/sqft · 18% below area Est $152k · 18% under

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Why this score? — see what drove the C+ 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stop worrying about what's behind the walls. This 3-bed home is the definition of "sturdy bones" with every major system overhauled. We skipped the fluff and invested where it matters: a brand-new roof, new furnace, and tankless water heater. The guts are rock solid with upgraded 200-amp electrical and all new water lines, plus a new mini-split for modern comfort. Finished with fresh exterior paint, this house is a mechanical powerhouse ready for your cosmetic touch. It's not a palace, but it's built to last and the expensive work is done. Grab a solid deal today!

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1926

Property features AI

Exterior

• Parking: Concrete parking for 2 vehicles
• Utilities: Electricity connected (200+ amp service); Natural gas connected; Public water; Public sewer
• Home design: Single-family residence (house); Two levels / 2 stories; Not attached, no common walls
• Construction: Brick and stucco exterior; Block foundation; Shingle roof; Built in public records
• Exterior features: Front porch; Asphalt city street frontage

Interior

• Kitchen: Electric range connection; Refrigerator
• Bedrooms: Bedroom 2 on upper level (13 x 8); Bedroom 3 on upper level (10 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Mini-split heating and cooling
• Interior features: Cove ceilings; Crown molding; Built-in features; Double-pane windows with screens; Has basement (block foundation)
• Laundry & utility: Main-level laundry; Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.8% in Napoleon — 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 70/100 on livability (#484 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Napoleon Area City (town): math 62% / reading 69% proficiency, ranked #208 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Napoleon Elementary School (math 75% / reading 74%, grade A, #272 of 1,584 statewide, top 19%, 975 students, 37% FRL); Napoleon Junior/Senior High School (math 49% / reading 64%, grade C, #291 of 781 statewide, top 37%, 787 students, 30% FRL).
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 18 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henry 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 ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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 B-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?
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: 1.03% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $152,048
• List price: $125,000
• Delta: -17.79%
• 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
116 Yeager St	0.00mi	3/1.0	1,624 (0%)	0mo	$140,000	$86	98
1204 Detroit Ave	0.06mi	3/1.0	1,414 (-13%)	3mo	$145,000	$103	72
338 Carey St	0.30mi	4/1.0 (+1)	1,704 (+5%)	2mo	$136,634	$80	69
1037 Dodd St	0.14mi	3/3.0	1,785 (+10%)	2mo	$203,000	$114	69
1122 Ohio St	0.35mi	3/2.0	1,514 (-7%)	7mo	$180,000	$119	64
764 Clairmont Ave	0.47mi	3/2.0	1,500 (-8%)	2mo	$330,000	$220	62
1309 Lagrange St	0.46mi	3/2.0	1,506 (-7%)	5mo	$215,000	$143	61
324 Carey St	0.28mi	3/2.0	1,382 (-15%)	4mo	$99,900	$72	57
342 W Clinton St	0.42mi	3/2.0	1,440 (-11%)	7mo	$154,000	$107	54
229 Kolbe St	0.31mi	4/2.0 (+1)	1,849 (+14%)	3mo	$130,000	$70	53
1435 Oakdale Dr	0.60mi	4/2.0 (+1)	1,530 (-6%)	5mo	$240,000	$157	51
725 Sheffield Ave	0.68mi	3/1.0	1,472 (-9%)	7mo	$73,700	$50	44

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,132
• Equity at exit: $18,638

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $12,784
• Equity at exit: $10,808

Cash invested: $35,000 (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 43545

• Home prices YoY: -19.6%
• Active inventory: 49
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $222

Break-even live

Break-even rent $1,008

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   statusdays on market $125,000 Pending 29 DOM
2. 2026-06-01
   days on market $125,000 Contingent 28 DOM
3. 2026-05-31
   days on market $125,000 Contingent 27 DOM
4. 2026-05-07
   historical Contingent 580-char remark
5. 2026-05-04
   listed $125,000 Active 580-char remark
6. 2026-04-29
   historical $125,000 580-char remark

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$445/yr (+$37/mo · 41.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $15,464
• − Mortgage interest: −$7,002
• − Property taxes: −$1,061
• − Insurance: −$625
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,636
• Taxable income: $666
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,505/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: Napoleon Area City
• NCES district ID: 3904443
• Math proficiency: 62% ▼ -14.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $49,144
• Composite: 55.53/100
• National rank: #1243
• State rank: #208 of 656 in OH

Livability — Napoleon

• Score: 70/100
• State rank: #484
• US rank: #8082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Napoleon, OH
• County: Henry · 27,211 people
• City population: 14,388
• Population (ZIP): 14,388
• Household income: $78,165
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 4.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 27,204 people
• By 2030: 26,657 · -2.0%
• By 2040: 25,149 · -7.6%
• By 2050: 23,361 · -14.1%
• By 2075: 20,409 · -25.0%
• By 2100: 18,199 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+46.7) · D 26.2% · R 72.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -12.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+43.5 2016: R+39.8 2012: R+18.6 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.90%
• Current HPI: 212.3599
• 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

+12.0% since first listed

6 events — show timeline

• 2026-06-09 Sold (Public Records) $140,000 Public Records
• 2026-06-04 Sold (MLS) $140,000 NORIS
• 2026-06-02 Pending — NORIS
• 2026-05-07 Contingent — NORIS
• 2026-05-04 Listed $125,000 NORIS
• 2026-04-29 Coming Soon $125,000 NORIS

Property tax history

-3.9%/yr

Latest (2025): $1,061 · -0.1% YoY. Source: county tax records.