8528 E US Rt 36 · St. Paris, OH 45317

$169,900

3 bd · 1.0 ba · 1,401 sqft · SingleFamily public records · 4 Days on market

Built 1920 1.48 ac lot

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Why this score? — see what drove the D+ 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 +11.4/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Look no further than this beautifully renovated home with all new kitchen complete with new cabinets, countertops and stainless-steel appliances. All new bathroom with wall to ceiling tile. New flooring, paint, fixtures, HVAC wall units in rooms with individual remotes for zone heating/cooling, and newer windows. 2 bedrooms on the 1st floor and a sitting room plus 2 more bedrooms upstairs. 2 car attached garage plus plenty of parking in the stone driveway. Enjoy a quiet sitting area in the enclosed porch between the home and garage.

Key facts

• New kitchen
• New bathroom
• New flooring

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORING
• NEWER WINDOWS
• ENCLOSED PORCH

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 garage spaces; Gravel parking
• Utilities: Well water; Septic tank; Electric water heater
• Home design: Historical architectural style; Single-family home; Two levels; Primary walkout entry
• Construction: Shingle roof; Shingle siding; Block foundation; Second floor area noted
• Exterior features: Vinyl windows; Residential zoning

Interior

• Kitchen: Solid surface countertops; Wood cabinets; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: 4 bedrooms (primary features a walkout); Primary bedroom approximately 11 x 12 (level 1); Bedroom 2 approximately 11 x 12 (level 1); Bedroom 3 approximately 11 x 12 (level 2); Bedroom 4 approximately 13 x 14 (level 2)
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Walkout living room; Total of 8 rooms
• Laundry & utility: Laundry room approximately 9 x 12 (level 1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (29.3% below list).
• Recommended offer: $120k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Miami East Local (rural): math 75% / reading 79% proficiency, ranked #70 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 1 active listings in the ZIP; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,168 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.63×
• Total profit: $29,798
• Equity at exit: $98,840

10-year hold

• IRR: 11.1%
• Equity multiple: 3.08×
• Total profit: $99,174
• Equity at exit: $172,738

Cash invested: $47,572 (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 45317

• Home prices YoY: 2.0%
• Active inventory: 1
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$71
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-185

Break-even live

Break-even rent $1,435

Max offer price $137,279

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   days on market $169,900 Active 4 DOM
2. 2026-06-14
   days on market $169,900 Active 2 DOM
3. 2026-06-13
   price $169,900 Active 1 DOM
4. 2026-05-29
   historical
5. 2026-05-28
   listed $179,900 Active

   Show marketing remark (538 chars)

   Look no further than this beautifully renovated home with all new kitchen complete with new cabinets, countertops and stainless-steel appliances. All new bathroom with wall to ceiling tile. New flooring, paint, fixtures, HVAC wall units in rooms with individual remotes for zone heating/cooling, and newer windows. 2 bedrooms on the 1st floor and a sitting room plus 2 more bedrooms upstairs. 2 car attached garage plus plenty of parking in the stone driveway. Enjoy a quiet sitting area in the enclosed porch between the home and garage.

6. 2026-05-28
   listed $179,900 Active 538-char remark

   Show marketing remark (538 chars)

   Look no further than this beautifully renovated home with all new kitchen complete with new cabinets, countertops and stainless-steel appliances. All new bathroom with wall to ceiling tile. New flooring, paint, fixtures, HVAC wall units in rooms with individual remotes for zone heating/cooling, and newer windows. 2 bedrooms on the 1st floor and a sitting room plus 2 more bedrooms upstairs. 2 car attached garage plus plenty of parking in the stone driveway. Enjoy a quiet sitting area in the enclosed porch between the home and garage.

7. 2026-03-30
   historical
8. 2026-03-30
   historical
9. 2026-03-19
   historical ActiveUnderContract
10. 2026-03-19
    historical Contingency Pending
11. 2026-03-11
    status Active
12. 2026-03-11
    status Active
13. 2026-03-02
    historical ActiveUnderContract
14. 2026-03-02
    historical Contingency Pending
15. 2026-02-26
    listed $199,900 Active
16. 2026-02-26
    listed $199,900 Active
17. 2025-09-23
    soldstatus $45,000
18. 1984-04-01
    soldstatus $20,000

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,607 · $134/mo
• Expected delta: +$1,043/yr (+$87/mo · 184.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,420
• − Mortgage interest: −$9,517
• − Property taxes: −$564
• − Insurance: −$2,352
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,943
• Taxable loss: −$5,263
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-953/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: Miami East Local
• NCES district ID: 3904862
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $62,317
• Composite: 66.34/100
• National rank: #424
• State rank: #70 of 656 in OH

Livability — St. Paris

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Champaign · 37,359 people
• Population (ZIP): 838
• Household income: $101,023
• Rent vs Own: 13.1% rent · 86.9% own

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 12% Lithuanian 1% Slovak 1%

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: ▲ 5.25%
• Current HPI: 264.4125
• 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

+799.5% since first listed

15 events — show timeline

• 2026-05-29 Listing Removed — Cincy MLS
• 2026-05-28 Listed $179,900 Dayton MLS
• 2026-05-28 Listed $179,900 Cincy MLS
• 2026-03-30 Listing Removed — Dayton MLS
• 2026-03-30 Listing Removed — Cincy MLS
• 2026-03-19 Contingent — Dayton MLS
• 2026-03-19 Contingent — Cincy MLS
• 2026-03-11 Relisted — Dayton MLS
• 2026-03-11 Relisted — Cincy MLS
• 2026-03-02 Contingent — Dayton MLS
• 2026-03-02 Contingent — Cincy MLS
• 2026-02-26 Listed $199,900 Dayton MLS
• 2026-02-26 Listed $199,900 Cincy MLS
• 2025-09-23 Sold (Public Records) $45,000 Public Records
• 1984-04-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $564 · +2.2% YoY. Source: county tax records.