2910 Koop Rd · Lima, OH 45807

$246,000

3 bd · 2.0 ba · 1,703 sqft · SingleFamily public records · 78 Days on market

Built 1961 9,583 sqft lot $144/sqft · 36% above area Est $182k · 36% over

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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 +21.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• Schools +6.4/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this three bed, two bath ranch! You'll love the comfortable floor plan guided by new carpet, generous walk in closets, and the stylishly updated tile shower in the primary bathroom. The attached two car garage adds convenience and a bonus room, while the backyard patio creates the perfect spot to unwind in private. Fresh landscaping and mulch give this home a polished, inviting feel from the moment you arrive.

Key facts

• Backyard patio
• Attached garage
• Walk in closets

Tags

• WALK IN CLOSETS
• UPDATED TILE SHOWER
• ATTACHED GARAGE
• BACKYARD PATIO
• FRESH LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $246k).
• Recommended offer: $231k (6.0% 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.
• Shawnee Local (suburban): math 71% / reading 77% proficiency, ranked #100 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $163k; list at $246k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $231,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1961 — 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: 1.02% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $181,515
• List price: $246,000
• Delta: 35.53%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.28×
• Total profit: $156,834
• Equity at exit: $221,616

10-year hold

• IRR: 25.1%
• Equity multiple: 7.44×
• Total profit: $443,838
• Equity at exit: $477,924

Cash invested: $68,880 (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 45807

• Home prices YoY: 8.5%
• Active inventory: 53
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,290
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $359

Break-even live

Break-even rent $2,045

Max offer price $246,000

Occupancy floor 81%

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: $61,500
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 S Primrose Pl Lima, OH	3.0	2.0	1200	$2,500	$2.08	43d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $246,000 Active 78 DOM
2. 2026-06-17
   days on market $246,000 Active 77 DOM
3. 2026-06-16
   days on market $246,000 Active 76 DOM
4. 2026-06-15
   days on market $246,000 Active 75 DOM
5. 2026-06-13
   days on market $246,000 Active 73 DOM
6. 2026-06-12
   days on market $246,000 Active 72 DOM
7. 2026-06-09
   days on market $246,000 Active 69 DOM
8. 2026-06-08
   days on market $246,000 Active 68 DOM
9. 2026-06-08
   days on market $246,000 Active 67 DOM
10. 2026-06-07
    days on market $246,000 Active 66 DOM
11. 2026-06-04
    days on market $246,000 Active 63 DOM
12. 2026-06-02
    days on market $246,000 Active 62 DOM
13. 2026-06-01
    days on market $246,000 Active 61 DOM
14. 2026-05-31
    days on market $246,000 Active 60 DOM
15. 2026-04-01
    listed $249,900 Active 429-char remark

    Show marketing remark (429 chars)

    Welcome home to this three bed, two bath ranch! You'll love the comfortable floor plan guided by new carpet, generous walk in closets, and the stylishly updated tile shower in the primary bathroom. The attached two car garage adds convenience and a bonus room, while the backyard patio creates the perfect spot to unwind in private. Fresh landscaping and mulch give this home a polished, inviting feel from the moment you arrive.

16. 2021-12-09
    soldstatus $163,000 237-char remark

    Show marketing remark (237 chars)

    Nice home in Shawnee schools in a quiet neighborhood. 3 bedrooms, 2 full baths, living room has fireplace, large kitchen and dining room with French doors that open to deck. Bonus room 16x8 that could be used for an office. ,Under 1 Acre

17. 2021-12-08
    soldstatus $163,000
18. 2021-08-20
    listed $165,900 237-char remark

    Show marketing remark (237 chars)

    Nice home in Shawnee schools in a quiet neighborhood. 3 bedrooms, 2 full baths, living room has fireplace, large kitchen and dining room with French doors that open to deck. Bonus room 16x8 that could be used for an office. ,Under 1 Acre

19. 2020-10-13
    soldstatus $139,900
20. 2020-08-11
    listed $139,900

ⓘ 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: $2,680 · $223/mo
• Projected year-2 tax: $3,259 · $272/mo
• Expected delta: +$579/yr (+$48/mo · 21.6%)

ⓘ 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: $30,000
• − Mortgage interest: −$13,780
• − Property taxes: −$2,680
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,156
• Taxable income: $353
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $4,224/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: Shawnee Local
• NCES district ID: 3904579
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 77% ▼ -4.00%
• Median HH income: $61,634
• Composite: 63.78/100
• National rank: #597
• State rank: #100 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

• County: Allen · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 11,631
• Household income: $74,387
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 6.3

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 (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Iranian 1% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 36.64%
• Current HPI: 468.59
• 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

+78.6% since first listed

6 events — show timeline

• 2026-04-01 Listed $249,900 NORIS
• 2021-12-09 Sold (MLS) $163,000 WCARE
• 2021-12-08 Sold (Public Records) $163,000 Public Records
• 2021-08-20 Listed $165,900 WCARE
• 2020-10-13 Sold (MLS) $139,900 WCARE
• 2020-08-11 Listed $139,900 WCARE

Property tax history

+7.6%/yr

Latest (2025): $2,680 · +0.0% YoY. Source: county tax records.