531 W Greene St · Piqua, OH 45356

$159,900

3 bd · 1.5 ba · 1,696 sqft · SingleFamily public records · 15 Days on market

Built 1913 1,742 sqft lot Est $187k · 14% under

---

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 +15.9/30.0
• ARV discount +13.9/15.0
• DSCR +4.9/10.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and full of character, this inviting 3-bedroom, 1.5-bath home in Piqua offers a blend of comfort, charm, and functional living space. Inside, you'll find spacious living areas filled with natural light, beautiful hardwood flooring, and a large dining room with classic pocket doors, perfect for gatherings, entertaining, or meals. The spacious kitchen offers plenty of cabinet storage and workspace, making it ideal for both everyday living and hosting guests. The home also features a generously sized primary bedroom, comfortable guest rooms, and a practical layout. Enjoy the warmth and charm of the fireplace, adding a cozy focal point to the living room. Conveniently located near parks, shopping, dining, and downtown Piqua amenities, this home is ready for its next owner.

Key facts

• Hardwood flooring
• Large dining room
• Pocket doors

Tags

• HARDWOOD FLOORING
• LARGE DINING ROOM
• POCKET DOORS
• PLENTY OF CABINET STORAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: 2-story; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Residential zoning

Interior

• Kitchen: Range; Microwave
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 7 total rooms; Crawl space basement; Gas fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $76 ($907/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.4% below list).
• Recommended offer: $132k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.7% in Piqua — 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 62/100 on livability (#887 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Piqua City (rural): math 45% / reading 50% proficiency, ranked #482 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,064 (17.4% below list)

Questions for the listing agent

1. Built in 1913 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $186,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 W North St	0.19mi	3/1.5	1,634 (-4%)	5mo	$180,000	$110	81
515 Boone St	0.15mi	4/1.5 (+1)	1,784 (+5%)	5mo	$112,000	$63	76
931 Caldwell St	0.41mi	3/2.0	1,658 (-2%)	1mo	$210,000	$127	74
606 Boone St	0.17mi	4/2.0 (+1)	1,610 (-5%)	4mo	$110,000	$68	73
412 Camp St	0.33mi	3/1.5	1,593 (-6%)	2mo	$221,000	$139	73
508 Park Ave	0.24mi	4/2.0 (+1)	1,636 (-4%)	4mo	$218,000	$133	73
924 W North St	0.33mi	3/1.0	1,612 (-5%)	2mo	$215,000	$133	72
806 W High St	0.26mi	4/3.0 (+1)	1,773 (+4%)	3mo	$183,000	$103	67
522 W North St	0.10mi	3/2.5	1,940 (+14%)	2mo	$224,000	$115	66
306 Wood St	0.41mi	3/1.0	1,524 (-10%)	4mo	$140,000	$92	59
997 Covington Ave	0.64mi	3/1.5	1,560 (-8%)	1mo	$168,000	$108	56
113 Sherman St	0.59mi	3/2.0	1,456 (-14%)	2mo	$110,000	$76	45

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-21,161
• Equity at exit: $23,842

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-12,489
• Equity at exit: $13,825

Cash invested: $44,772 (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 45356

• Active inventory: 139
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$839
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $76

Break-even live

Break-even rent $1,225

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $166	-5% $121	+0% $76	+5% $30	+10% $-15
Rent	-10% $-29	-5% $23	+0% $76	+5% $128	+10% $180
Rate	-1.0pp $156	-0.5pp $116	base $76	+0.5pp $34	+1.0pp $-8

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 N College St Piqua, OH	2.0	1.0	782	$1,075	$1.37	3d	3	0.21mi
715 Walker St Piqua, OH	3.0	2.0	1100	$1,650	$1.50	4d	1	0.23mi
918 W Greene St Piqua, OH	2.0	1.5	1270	$900	$0.71	15d	1	0.30mi
519 Ann St Piqua, OH	3.0	1.0	1388	$1,300	$0.94	3d	1	0.31mi
200 E High St Piqua, OH	3.0	1.0	1500	$1,365	$0.91	4d	1	0.50mi
317 Cleveland St Piqua, OH	2.0	1.0	1068	$1,200	$1.12	3d	1	0.80mi
717 S Downing St Piqua, OH	3.0	1.0	1212	$1,100	$0.91	3d	1	0.92mi
764 S Wayne St Piqua, OH	3.0	1.0	1203	$1,300	$1.08	44d	1	1.02mi

Listing history 13 events

1. 2026-06-14
   statusdays on market $159,900 Pending 15 DOM
2. 2026-06-13
   days on market $159,900 Active 14 DOM
3. 2026-06-10
   days on market $159,900 Active 12 DOM
4. 2026-06-09
   days on market $159,900 Active 11 DOM
5. 2026-06-08
   days on market $159,900 Active 10 DOM
6. 2026-06-07
   days on market $159,900 Active 9 DOM
7. 2026-06-05
   days on market $159,900 Active 6 DOM
8. 2026-06-03
   days on market $159,900 Active 5 DOM
9. 2026-06-02
   days on market $159,900 Active 4 DOM
10. 2026-06-01
    days on market $159,900 Active 3 DOM
11. 2026-05-31
    days on market $159,900 Active 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $159,900 Active 1 DOM

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,623 · $135/mo
• Expected delta: +$872/yr (+$73/mo · 116.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $15,848
• − Mortgage interest: −$8,957
• − Property taxes: −$751
• − Insurance: −$800
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,652
• Taxable loss: −$1,847
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,350/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: Piqua City
• NCES district ID: 3904464
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $41,751
• Composite: 39.91/100
• National rank: #3855
• State rank: #482 of 656 in OH

Livability — Piqua

• Score: 62/100
• State rank: #887
• US rank: #16830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piqua, OH
• County: Miami County · 85,667 people
• City population: 25,237
• Metro: Dayton-Kettering, OH
• Population (ZIP): 25,237
• Household income: $69,188
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 748.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Iranian 2% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% Vietnamese 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.96%
• Current HPI: 251.435
• Rent YoY: —
• Metro: Dayton-Kettering, 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

+595.2% since first listed

37 events — show timeline

• 2026-05-29 Listed $159,900 WRIST
• 2026-05-28 Listed $159,900 Dayton MLS
• 2022-08-01 Sold (Public Records) $124,900 Public Records
• 2022-07-27 Sold (MLS) $124,900 WRIST
• 2022-07-27 Sold (MLS) $124,900 Dayton MLS
• 2022-07-27 Sold (MLS) $124,900 Dayton MLS
• 2022-06-28 Pending — WRIST
• 2022-06-28 Pending — Dayton MLS
• 2022-06-27 Price Changed $124,900 Dayton MLS
• 2022-06-27 Price Changed $124,900 WRIST
• 2022-06-20 Price Changed $127,900 Dayton MLS
• 2022-06-19 Price Changed $127,900 WRIST
• 2022-06-13 Listed $132,900 WRIST
• 2022-06-13 Listed $132,900 Dayton MLS
• 2016-11-04 Listing Removed — WRIST
• 2016-06-07 Sold (MLS) $31,000 Dayton MLS
• 2016-06-06 Sold (MLS) $31,000 Dayton MLS
• 2016-05-16 Pending — Dayton MLS
• 2016-05-05 Price Changed $35,000 Dayton MLS
• 2016-04-04 Price Changed $38,900 Dayton MLS
• 2016-02-29 Listed $42,000 Dayton MLS
• 2016-01-31 Listing Removed — WRIST
• 2016-01-31 Listing Removed — Dayton MLS
• 2015-10-01 Listed $55,000 Dayton MLS
• 2015-09-30 Listing Removed — Dayton MLS
• 2015-08-12 Price Changed $55,000 Dayton MLS
• 2015-06-03 Listed $59,900 Dayton MLS
• 2014-08-14 Listed $55,000 WRIST
• 2014-07-20 Listing Removed — Dayton MLS
• 2014-05-23 Listed $69,900 Dayton MLS
• 2011-09-12 Listing Removed — Dayton MLS
• 2009-04-10 Listed $69,900 Dayton MLS
• 2006-05-16 Sold (Public Records) $74,400 Public Records
• 2005-06-07 Listed $79,900 WRIST
• 2000-05-02 Sold (Public Records) $72,000 Public Records
• 1997-08-11 Sold (Public Records) $61,000 Public Records
• 1988-08-19 Sold (Public Records) $23,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $751 · -36.0% YoY. Source: county tax records.