508 N Collett St · Lima, OH 45805

$59,000

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 174 Days on market

Built 1920 3,702 sqft lot $62/sqft · 7% below area Est $63k · 7% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors! Look at this great value add property, great ARV- ready for your updates! This Conventional style 3 bedroom, one full bath home offers a space with a great layout, nice sized yard and lots of potential! The main level offers nice hardwood floors in entryway, living room and dining room! Large kitchen offers space for a dinette area! The second level has 3 nice sized bedrooms and a full bath, plenty of closet space and more! Once car detached garage, asphalt driveway, quiet street! Large front porch, additional back entrance, extra space in basement for recreation if finished! Selling AS IS. No utilities will be turned on for any inspections/appraisals! Priced to sell, please do diligence during showings before offers! Newer hot water tank, Roof year unknown-no leaks, furnace year unknown. Close to shopping, restaurants, parks, hospital, recreation and more! No seller financing.

Key facts

• Asphalt driveway
• Large front porch
• Large kitchen

Tags

• HARDWOOD FLOORS
• LARGE KITCHEN
• DETACHED GARAGE
• ASPHALT DRIVEWAY
• LARGE FRONT PORCH
• ADDITIONAL BACK ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 7.7% in Lima — 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 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.
• Lima City (urban): math 29% / reading 36% proficiency, ranked #575 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.80% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.70%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

• ARV (median comp): $63,223
• List price: $59,000
• Delta: -6.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Rice Ave	0.11mi	2/1.0	936 (-1%)	1mo	$60,000	$64	92
638 Hazel Ave	0.26mi	2/1.5	960 (+2%)	1mo	$130,000	$135	82
806 Ewing Ave	0.49mi	3/1.0 (+1)	992 (+5%)	1mo	$31,000	$31	63
430 Hazel Ave	0.47mi	2/1.0	988 (+5%)	11mo	$128,000	$130	62
765 Ewing Ave	0.46mi	3/1.0 (+1)	1,006 (+6%)	4mo	$157,000	$156	60
612 N Metcalf St	0.32mi	3/1.0 (+1)	1,038 (+10%)	6mo	$75,000	$72	59
923 Burch Ave	0.67mi	2/1.0	1,029 (+9%)	0mo	$142,000	$138	54
1120 Melrose St	0.62mi	3/1.0 (+1)	1,040 (+10%)	2mo	$165,000	$159	48
1372 Latham Ave	0.69mi	2/1.0	1,019 (+8%)	9mo	$125,000	$123	47
1245 Latham Ave	0.66mi	3/1.0 (+1)	1,066 (+13%)	1mo	$145,000	$136	42
812 W Ashton Ave W	0.70mi	2/1.0	1,084 (+15%)	5mo	$184,000	$170	39
1407 Latham Ave	0.72mi	3/1.0 (+1)	1,066 (+13%)	2mo	$130,000	$122	38

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: 29.0%
• Equity multiple: 2.21×
• Total profit: $19,986
• Equity at exit: $8,797

10-year hold

• IRR: 36.4%
• Equity multiple: 4.36×
• Total profit: $55,440
• Equity at exit: $5,101

Cash invested: $16,520 (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 45805

• Active inventory: 105
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $464

Break-even live

Break-even rent $477

Max offer price $59,000

Occupancy floor 51%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 W Market St Apt 3 Lima, OH	2.0	1.0	800	$1,400	$1.75	43d	1	0.46mi
545 W Market St Unit 340 1/2 Mcpheron Lima, OH	2.0	1.0	900	$800	$0.89	43d	1	0.51mi
43 Town Sq Lima, OH	2.0–3.0	1.0–2.0	1100	$956	$0.87	43d	9	0.78mi

Listing history 13 events

1. 2026-05-31
   days on market $59,000 Active 174 DOM
2. 2026-04-25
   price $59,000 901-char remark

   Show marketing remark (901 chars)

   Investors! Look at this great value add property, great ARV- ready for your updates! This Conventional style 3 bedroom, one full bath home offers a space with a great layout, nice sized yard and lots of potential! The main level offers nice hardwood floors in entryway, living room and dining room! Large kitchen offers space for a dinette area! The second level has 3 nice sized bedrooms and a full bath, plenty of closet space and more! Once car detached garage, asphalt driveway, quiet street! Large front porch, additional back entrance, extra space in basement for recreation if finished! Selling AS IS. No utilities will be turned on for any inspections/appraisals! Priced to sell, please do diligence during showings before offers! Newer hot water tank, Roof year unknown-no leaks, furnace year unknown. Close to shopping, restaurants, parks, hospital, recreation and more! No seller financing.

3. 2026-03-03
   price $63,000 901-char remark

   Show marketing remark (901 chars)

   Investors! Look at this great value add property, great ARV- ready for your updates! This Conventional style 3 bedroom, one full bath home offers a space with a great layout, nice sized yard and lots of potential! The main level offers nice hardwood floors in entryway, living room and dining room! Large kitchen offers space for a dinette area! The second level has 3 nice sized bedrooms and a full bath, plenty of closet space and more! Once car detached garage, asphalt driveway, quiet street! Large front porch, additional back entrance, extra space in basement for recreation if finished! Selling AS IS. No utilities will be turned on for any inspections/appraisals! Priced to sell, please do diligence during showings before offers! Newer hot water tank, Roof year unknown-no leaks, furnace year unknown. Close to shopping, restaurants, parks, hospital, recreation and more! No seller financing.

4. 2026-02-21
   price $66,000 901-char remark

   Show marketing remark (901 chars)

   Investors! Look at this great value add property, great ARV- ready for your updates! This Conventional style 3 bedroom, one full bath home offers a space with a great layout, nice sized yard and lots of potential! The main level offers nice hardwood floors in entryway, living room and dining room! Large kitchen offers space for a dinette area! The second level has 3 nice sized bedrooms and a full bath, plenty of closet space and more! Once car detached garage, asphalt driveway, quiet street! Large front porch, additional back entrance, extra space in basement for recreation if finished! Selling AS IS. No utilities will be turned on for any inspections/appraisals! Priced to sell, please do diligence during showings before offers! Newer hot water tank, Roof year unknown-no leaks, furnace year unknown. Close to shopping, restaurants, parks, hospital, recreation and more! No seller financing.

5. 2025-12-07
   listed $69,000 Active 901-char remark

   Show marketing remark (901 chars)

   Investors! Look at this great value add property, great ARV- ready for your updates! This Conventional style 3 bedroom, one full bath home offers a space with a great layout, nice sized yard and lots of potential! The main level offers nice hardwood floors in entryway, living room and dining room! Large kitchen offers space for a dinette area! The second level has 3 nice sized bedrooms and a full bath, plenty of closet space and more! Once car detached garage, asphalt driveway, quiet street! Large front porch, additional back entrance, extra space in basement for recreation if finished! Selling AS IS. No utilities will be turned on for any inspections/appraisals! Priced to sell, please do diligence during showings before offers! Newer hot water tank, Roof year unknown-no leaks, furnace year unknown. Close to shopping, restaurants, parks, hospital, recreation and more! No seller financing.

6. 2025-07-09
   price $70,750
7. 2025-05-21
   price $35,000
8. 2025-04-29
   listed $45,000 Active
9. 2022-03-29
   soldstatus $392,000
10. 2022-03-22
    soldstatus $22,929
11. 2021-06-23
    listed $49,900
12. 1997-12-18
    soldstatus $203,000
13. 1995-07-14
    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: $514 · $43/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$203/yr (+$17/mo · 39.5%)

ⓘ 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: $12,771
• − Mortgage interest: −$3,305
• − Property taxes: −$514
• − Insurance: −$295
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,716
• Taxable income: $4,897
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,392/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: Lima City
• NCES district ID: 3904422
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $29,685
• Composite: 26.31/100
• National rank: #7243
• State rank: #575 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

• Census place: Lima, OH
• County: Allen · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 24,746
• Household income: $65,954
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 8.0

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 (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Vietnamese 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: ▼ -156.78%
• Current HPI: 210.6397
• 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

+195.0% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $59,000 MLSNOW
• 2026-03-03 Price Changed $63,000 MLSNOW
• 2026-02-21 Price Changed $66,000 MLSNOW
• 2025-12-07 Listed $69,000 MLSNOW
• 2025-07-09 Price Changed $70,750 MARMLS
• 2025-05-21 Price Changed $35,000 MARMLS
• 2025-04-29 Listed $45,000 MARMLS
• 2022-03-29 Sold (Public Records) $392,000 Public Records
• 2022-03-22 Sold (MLS) $22,929 WCARE
• 2021-06-23 Listed $49,900 WCARE
• 1997-12-18 Sold (Public Records) $203,000 Public Records
• 1995-07-14 Sold (Public Records) $20,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $514 · +0.3% YoY. Source: county tax records.