7250 S State Route 202 · Tipp City, OH 45371

$229,900

4 bd · 2.0 ba · 2,213 sqft · SingleFamily public records · 30 Days on market

Built 1920 0.50 ac lot $104/sqft · 10% below area Est $256k · 10% under

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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 +19.5/30.0
• ARV discount +12.1/15.0
• DSCR +6.2/10.0
• Schools +5.8/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a country home? This 4-bedroom, 2-bath home sits on a spacious 1/2 acre lot and offers plenty of room both inside and out. Features include a large eat-in kitchen, first-floor bedroom, enclosed front porch, fenced backyard, and a 2-car detached garage. Enjoy the privacy of no rear neighbors and a peaceful backyard setting. Major updates completed in 2018 include the roof, furnace, central air, and water heater. Conveniently located in the desirable Bethel School District

Key facts

• First-floor bedroom
• No rear neighbors
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FIRST-FLOOR BEDROOM
• ENCLOSED FRONT PORCH
• FENCED BACKYARD
• NO REAR NEIGHBORS
• MAJOR UPDATES

Property features AI

Finance

• Financial info: Property is offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Cable available
• Home design: Two-story home; Frame construction; Residential zoning
• Construction: Frame construction; Cellar foundation
• Exterior features: Fenced yard; Patio; Outdoor storage; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedroom on main level (12 x 11); Bedroom on second level (12 x 10); Bedroom on second level (12 x 111); Bedroom on second level (14 x 13)
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating; Heat pump (heating and cooling)
• Interior features: Ceiling fans; High-speed internet
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/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 $224k (2.4% below list).
• Recommended offer: $224k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.1% in Tipp City — 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 80/100 on livability (#125 in OH, #1,827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Bethel Local (rural): math 63% / reading 69% proficiency, ranked #174 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 250 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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 $140k; list at $230k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $224,409 (2.4% below list)

Questions for the listing agent

1. Built in 1920 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.98% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $256,270
• List price: $229,900
• Delta: -10.29%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-20,727
• Equity at exit: $34,279

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,196
• Equity at exit: $19,878

Cash invested: $64,372 (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 45371

• Active inventory: 250
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,244 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $260

Break-even live

Break-even rent $1,915

Max offer price $229,900

Occupancy floor 83%

Sensitivity live

Price	-10% $390	-5% $325	+0% $260	+5% $195	+10% $130
Rent	-10% $82	-5% $171	+0% $260	+5% $348	+10% $437
Rate	-1.0pp $375	-0.5pp $318	base $260	+0.5pp $200	+1.0pp $139

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-14
   statusdays on market $229,900 Pending 30 DOM
2. 2026-06-13
   days on market $229,900 Active 29 DOM

   Show marketing remark (487 chars)

   Looking for a country home? This 4-bedroom, 2-bath home sits on a spacious 1/2 acre lot and offers plenty of room both inside and out. Features include a large eat-in kitchen, first-floor bedroom, enclosed front porch, fenced backyard, and a 2-car detached garage. Enjoy the privacy of no rear neighbors and a peaceful backyard setting. Major updates completed in 2018 include the roof, furnace, central air, and water heater. Conveniently located in the desirable Bethel School District

3. 2026-06-10
   days on market $229,900 Active 27 DOM
4. 2026-06-09
   days on market $229,900 Active 26 DOM
5. 2026-06-08
   days on market $229,900 Active 25 DOM
6. 2026-06-07
   days on market $229,900 Active 24 DOM
7. 2026-06-03
   days on market $229,900 Active 20 DOM
8. 2026-06-03
   days on market $229,900 Active 19 DOM
9. 2026-06-01
   days on market $229,900 Active 18 DOM
10. 2026-05-31
    days on market $229,900 Active 17 DOM
11. 2026-05-14
    listed $229,900 Active 488-char remark

    Show marketing remark (487 chars)

    Looking for a country home? This 4-bedroom, 2-bath home sits on a spacious 1/2 acre lot and offers plenty of room both inside and out. Features include a large eat-in kitchen, first-floor bedroom, enclosed front porch, fenced backyard, and a 2-car detached garage. Enjoy the privacy of no rear neighbors and a peaceful backyard setting. Major updates completed in 2018 include the roof, furnace, central air, and water heater. Conveniently located in the desirable Bethel School District

12. 2026-05-14
    listed $229,900 Active 487-char remark

    Show marketing remark (487 chars)

    Looking for a country home? This 4-bedroom, 2-bath home sits on a spacious 1/2 acre lot and offers plenty of room both inside and out. Features include a large eat-in kitchen, first-floor bedroom, enclosed front porch, fenced backyard, and a 2-car detached garage. Enjoy the privacy of no rear neighbors and a peaceful backyard setting. Major updates completed in 2018 include the roof, furnace, central air, and water heater. Conveniently located in the desirable Bethel School District

13. 2018-10-09
    soldstatus $140,000
14. 2018-10-05
    soldstatus $140,000 Sold

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

15. 2018-10-05
    soldstatus $140,000 Closed

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

16. 2018-10-05
    soldstatus $140,000

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

17. 2018-08-20
    status Pending

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

18. 2018-08-19
    historical

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

19. 2018-07-26
    historical
20. 2018-07-20
    historical Active/Pending
21. 2018-07-05
    listed $140,000 Active

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

22. 2018-07-05
    listed $140,000

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

23. 2018-07-05
    listed $140,000 Active

    Show marketing remark (356 chars)

    Make this your new home ! This 2 story, 4 bedroom, 2 bath home has been totally remodeled. Nice country setting with fenced in yard on a half an acre. Nice covered patio for summer lounging. Close to Tipp City, Huber Heights and major highways. Home has new roof, new furnace and water heater. Call for your private showing today. This one won't last long.

24. 2017-11-06
    historical
25. 2017-10-31
    soldstatus $42,000 Closed
26. 2017-10-31
    soldstatus $42,000 Sold
27. 2017-10-16
    status Pending
28. 2017-10-06
    historical Active/Pending
29. 2017-09-29
    status Active
30. 2017-09-17
    historical Active/Pending
31. 2017-09-07
    price $42,000
32. 2017-08-12
    price $53,800
33. 2017-07-13
    price $56,900
34. 2017-07-13
    price $58,900
35. 2017-06-13
    listed $60,000 Active
36. 2009-02-23
    soldstatus $114,730
37. 2009-01-30
    soldstatus $114,730
38. 2008-04-14
    listed $109,500
39. 2008-03-22
    historical
40. 2007-10-04
    listed $134,900
41. 2007-10-01
    historical
42. 2007-07-20
    listed $140,000
43. 2007-07-19
    historical
44. 2007-02-19
    listed $140,000
45. 2005-11-16
    soldstatus $120,000
46. 1997-09-15
    soldstatus $108,000
47. 1979-09-01
    soldstatus $48,000

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $3,064 · $255/mo
• Expected delta: +$523/yr (+$44/mo · 20.6%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,929
• − Mortgage interest: −$12,878
• − Property taxes: −$2,541
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$6,688
• Taxable loss: −$636
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $3,269/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: Bethel Local
• NCES district ID: 3904861
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $68,702
• Composite: 57.82/100
• National rank: #1049
• State rank: #174 of 656 in OH

Livability — Tipp City

• Score: 80/100
• State rank: #125
• US rank: #1827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami County · 85,667 people
• City population: 22,865
• Metro: Dayton-Kettering, OH
• Population (ZIP): 22,865
• Household income: $93,599
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 465.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Russian/Polish/Slavic 1% Spanish 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: ▼ -178.63%
• Current HPI: 205.0064
• 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

+379.0% since first listed

39 events — show timeline

• 2026-06-13 Pending — WRIST
• 2026-06-13 Pending — Dayton MLS
• 2026-05-14 Listed $229,900 Dayton MLS
• 2026-05-14 Listed $229,900 WRIST
• 2018-10-09 Sold (Public Records) $140,000 Public Records
• 2018-10-05 Sold (MLS) $140,000 WRIST
• 2018-10-05 Sold (MLS) $140,000 Dayton MLS
• 2018-10-05 Sold (MLS) $140,000 Dayton MLS
• 2018-08-20 Pending — Dayton MLS
• 2018-08-19 Listing Removed — Dayton MLS
• 2018-07-26 Listing Removed — Dayton MLS
• 2018-07-20 Contingent — Dayton MLS
• 2018-07-05 Listed $140,000 Dayton MLS
• 2018-07-05 Listed $140,000 WRIST
• 2018-07-05 Listed $140,000 Dayton MLS
• 2017-11-06 Listing Removed — Dayton MLS
• 2017-10-31 Sold (MLS) $42,000 Dayton MLS
• 2017-10-31 Sold (MLS) $42,000 Dayton MLS
• 2017-10-16 Pending — Dayton MLS
• 2017-10-06 Contingent — Dayton MLS
• 2017-09-29 Relisted — Dayton MLS
• 2017-09-17 Contingent — Dayton MLS
• 2017-09-07 Price Changed $42,000 Dayton MLS
• 2017-08-12 Price Changed $53,800 Dayton MLS
• 2017-07-13 Price Changed $56,900 Dayton MLS
• 2017-07-13 Price Changed $58,900 Dayton MLS
• 2017-06-13 Listed $60,000 Dayton MLS
• 2009-02-23 Sold (Public Records) $114,730 Public Records
• 2009-01-30 Sold (MLS) $114,730 WRIST
• 2008-04-14 Listed $109,500 WRIST
• 2008-03-22 Listing Removed — WRIST
• 2007-10-04 Listed $134,900 WRIST
• 2007-10-01 Listing Removed — WRIST
• 2007-07-20 Listed $140,000 WRIST
• 2007-07-19 Listing Removed — WRIST
• 2007-02-19 Listed $140,000 WRIST
• 2005-11-16 Sold (Public Records) $120,000 Public Records
• 1997-09-15 Sold (Public Records) $108,000 Public Records
• 1979-09-01 Sold (Public Records) $48,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,541 · +2.7% YoY. Source: county tax records.