7959 State Route 571 · Greenville, OH 45331

$117,500

3 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 22 Days on market

Built 1900 1.31 ac lot $63/sqft · 64% below area

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +6.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring Your Vision to This Classic Brick Farmhouse in Franklin Monroe Schools. This two-story brick farmhouse situated on 1.306 acres offers endless potential for the right buyer looking to restore and personalize a classic country property. Located in Van Buren Township and Franklin Monroe School District, this home features approximately 1,856 square feet with 3 bedrooms and 2 full bathrooms. A wrap-around porch with newer concrete welcomes you into the home. The main level includes a living room, dining room, kitchen, laundry room, and full bath. Updated solid surface flooring has been installed in the living and dining rooms. The kitchen previously experienced a water leak and is current

Key facts

• Replaced windows
• Newer fixtures
• Gutted kitchen

Tags

• CLASSIC BRICK FARMHOUSE
• WRAP-AROUND PORCH
• UPDATED SOLID SURFACE FLOORING
• GUTTED KITCHEN
• NEWER FIXTURES
• REPLACED WINDOWS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Well water; Septic tank; Septic and water available
• Home design: Two-story home; Slab foundation
• Construction: Brick construction
• Exterior features: Deck; Porch; Residential zoning

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (two on the second level)
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced-air heating (propane); Central air conditioning
• Interior features: Crawl space basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $116k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.8% in Greenville — 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 69/100 on livability (#514 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Franklin Monroe Local (rural): math 67% / reading 83% proficiency, ranked #98 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 76 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,737 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $322,122
• List price: $117,500
• Delta: -62.75%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4793 Layer Rd	0.18mi	3/2.0	1,638 (-12%)	14mo	$318,000	$194	60

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,663
• Equity at exit: $17,520

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $18,782
• Equity at exit: $10,159

Cash invested: $32,900 (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 45331

• Active inventory: 76
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $257

Break-even live

Break-even rent $996

Max offer price $117,500

Occupancy floor 76%

Sensitivity live

Price	-10% $324	-5% $290	+0% $257	+5% $224	+10% $191
Rent	-10% $153	-5% $205	+0% $257	+5% $309	+10% $361
Rate	-1.0pp $316	-0.5pp $287	base $257	+0.5pp $227	+1.0pp $196

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $117,500 Active 22 DOM
2. 2026-06-18
   pricestatus $117,500 Active 20 DOM
3. 2026-06-18
   days on market $127,500 ActiveUnderContract 20 DOM
4. 2026-06-17
   days on market $127,500 ActiveUnderContract 19 DOM
5. 2026-06-16
   days on market $127,500 ActiveUnderContract 18 DOM
6. 2026-06-16
   status $127,500 ActiveUnderContract 17 DOM
7. 2026-06-15
   days on market $127,500 Active 17 DOM
8. 2026-06-13
   days on market $127,500 Active 15 DOM
9. 2026-06-12
   days on market $127,500 Active 14 DOM
10. 2026-06-09
    days on market $127,500 Active 11 DOM
11. 2026-06-08
    days on market $127,500 Active 10 DOM
12. 2026-06-08
    days on market $127,500 Active 9 DOM
13. 2026-06-07
    days on market $127,500 Active 8 DOM
14. 2026-06-04
    days on market $127,500 Active 5 DOM
15. 2026-06-02
    days on market $127,500 Active 4 DOM
16. 2026-06-01
    days on market $127,500 Active 3 DOM
17. 2026-05-31
    days on market $127,500 Active 2 DOM
18. 2026-05-07
    status Pending 831-char remark
19. 2026-04-22
    listed $120,000 Active 831-char remark
20. 2025-11-13
    historical
21. 2025-09-22
    price $190,000
22. 2025-07-20
    price $260,000
23. 2025-06-30
    price $290,000
24. 2025-06-22
    price $305,000
25. 2025-06-10
    listed $310,000 Active
26. 2021-03-29
    soldstatus $100,000
27. 2021-03-17
    soldstatus $100,000 Closed
28. 2021-03-17
    soldstatus $100,000
29. 2021-01-30
    listed $98,900
30. 2018-08-17
    soldstatus $72,000
31. 2018-08-16
    soldstatus $72,000
32. 2018-08-16
    soldstatus $72,000 Closed
33. 2018-08-16
    soldstatus $72,000
34. 2018-04-16
    listed $79,700
35. 2018-04-16
    listed $79,700
36. 1991-09-23
    soldstatus $42,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$186/yr (+$16/mo · 12.8%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,857
• − Mortgage interest: −$6,582
• − Property taxes: −$1,460
• − Insurance: −$588
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,418
• Taxable income: $1,272
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $2,780/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: Franklin Monroe Local
• NCES district ID: 3904664
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 83% ▲ 6.00%
• Median HH income: $55,439
• Composite: 63.97/100
• National rank: #583
• State rank: #98 of 656 in OH

Livability — Greenville

• Score: 69/100
• State rank: #514
• US rank: #8744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Darke · 50,606 people
• Population (ZIP): 22,298
• Household income: $53,797
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 13.3

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.47%
• Current HPI: 201.8715
• 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

+179.8% since first listed

24 events — show timeline

• 2026-06-18 Price Changed $117,500 Dayton MLS
• 2026-06-18 Relisted — Dayton MLS
• 2026-06-15 Contingent — Dayton MLS
• 2026-05-29 Listed $127,500 Dayton MLS
• 2026-05-07 Pending — WRIST
• 2026-05-07 Listing Removed — WRIST
• 2026-04-22 Listed $120,000 WRIST
• 2025-11-13 Listing Removed — WRIST
• 2025-09-22 Price Changed $190,000 WRIST
• 2025-07-20 Price Changed $260,000 WRIST
• 2025-06-30 Price Changed $290,000 WRIST
• 2025-06-22 Price Changed $305,000 WRIST
• 2025-06-10 Listed $310,000 WRIST
• 2021-03-29 Sold (Public Records) $100,000 Public Records
• 2021-03-17 Sold (MLS) $100,000 Dayton MLS
• 2021-03-17 Sold (MLS) $100,000 Dayton MLS
• 2021-01-30 Listed $98,900 Dayton MLS
• 2018-08-17 Sold (Public Records) $72,000 Public Records
• 2018-08-16 Sold (MLS) $72,000 WRIST
• 2018-08-16 Sold (MLS) $72,000 Dayton MLS
• 2018-08-16 Sold (MLS) $72,000 Dayton MLS
• 2018-04-16 Listed $79,700 WRIST
• 2018-04-16 Listed $79,700 Dayton MLS
• 1991-09-23 Sold (Public Records) $42,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,460 · -0.1% YoY. Source: county tax records.