204 Mckinley Dr · Camden, OH 45311

$129,900

3 bd · 1.5 ba · 2,027 sqft · SingleFamily public records · 39 Days on market

Built 1970 0.32 ac lot $64/sqft · 28% below area Est $180k · 28% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Lot is approximately 0.32 acres (less than 0.5 acre); Access via city street
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway parking
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric service
• Home design: Ranch single-family home; One story; Residential zoning
• Construction: Brick construction; Block foundation; Built on one level
• Exterior features: Shingle roof; Aluminum windows

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: Three bedrooms total; Primary bedroom on main level (13 x 13); Second bedroom on main level (11 x 11); Third bedroom on main level (10 x 14)
• Flooring: No flooring details provided
• Bathrooms: One full bathroom with tub
• Heating & cooling: Electric heating; Central air conditioning; Electric water heating
• Interior features: Seven total rooms; Walkout living and family rooms; Crawl space basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#674 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Preble Shawnee Local (rural): math 44% / reading 52% proficiency, ranked #457 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 55 units permitted in Preble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Preble County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (median comp): $180,350
• List price: $129,900
• Delta: -27.97%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,465
• Equity at exit: $19,369

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $11,077
• Equity at exit: $11,231

Cash invested: $36,372 (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 45311

• Active inventory: 20
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $213

Break-even live

Break-even rent $1,156

Max offer price $129,900

Occupancy floor 80%

Sensitivity live

Price	-10% $286	-5% $250	+0% $213	+5% $176	+10% $139
Rent	-10% $100	-5% $156	+0% $213	+5% $269	+10% $325
Rate	-1.0pp $278	-0.5pp $246	base $213	+0.5pp $179	+1.0pp $145

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $129,900 Active 39 DOM
2. 2026-06-18
   days on market $129,900 Active 36 DOM
3. 2026-06-17
   days on market $129,900 Active 35 DOM
4. 2026-06-16
   days on market $129,900 Active 34 DOM
5. 2026-06-16
   status $129,900 Active 33 DOM
6. 2026-06-15
   days on market $129,900 Contingency Pending 33 DOM
7. 2026-06-13
   days on market $129,900 Contingency Pending 31 DOM
8. 2026-06-13
   days on market $129,900 Contingency Pending 30 DOM
9. 2026-06-09
   days on market $129,900 Contingency Pending 27 DOM
10. 2026-06-08
    days on market $129,900 Contingency Pending 26 DOM
11. 2026-06-07
    days on market $129,900 Contingency Pending 25 DOM
12. 2026-06-05
    days on market $129,900 Contingency Pending 22 DOM
13. 2026-06-03
    days on market $129,900 Contingency Pending 21 DOM
14. 2026-06-02
    days on market $129,900 Contingency Pending 20 DOM
15. 2026-06-01
    days on market $129,900 Contingency Pending 19 DOM
16. 2026-05-31
    days on market $129,900 Contingency Pending 18 DOM
17. 2026-05-12
    listed $129,900 Active 168-char remark
18. 2026-04-24
    historical 299-char remark

    Show marketing remark (299 chars)

    Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

19. 2026-04-23
    status Active 299-char remark

    Show marketing remark (299 chars)

    Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

20. 2026-04-13
    historical Contingency Pending 299-char remark

    Show marketing remark (299 chars)

    Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

21. 2026-03-06
    status Active 299-char remark

    Show marketing remark (299 chars)

    Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

22. 2026-02-27
    historical Contingency Pending 299-char remark

    Show marketing remark (299 chars)

    Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

23. 2026-01-30
    historical
24. 2026-01-15
    price $164,900 299-char remark

    Show marketing remark (299 chars)

    Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

25. 2025-12-01
    listed $164,900 Active
26. 2025-11-24
    listed $174,900 Active 299-char remark

    Show marketing remark (299 chars)

    Welcome to this spacious 3 bedroom brick ranch on desirable corner lot. Offers 2,000 Sq Ft living space. Ready for your finishing touches. Half bath has been started, awaits completion Newer furnace/AC for year around comfort. To settle an estate, selling in AS IS Condition. Possession at closing.

27. 2013-04-01
    historical
28. 2013-03-26
    listed $115,000
29. 2012-10-31
    historical
30. 2011-08-27
    listed $87,000
31. 1995-12-19
    soldstatus $70,000
32. 1993-05-20
    soldstatus $62,000
33. 1988-03-03
    soldstatus $58,000

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,105
• − Mortgage interest: −$7,276
• − Property taxes: −$2,135
• − Insurance: −$650
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,779
• Taxable income: $528
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,427/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: Preble Shawnee Local
• NCES district ID: 3904928
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $52,802
• Composite: 41.37/100
• National rank: #3491
• State rank: #457 of 656 in OH

Livability — Camden

• Score: 66/100
• State rank: #674
• US rank: #11891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, OH
• County: Preble · 42,634 people
• City population: 5,960
• Population (ZIP): 5,960
• Household income: $66,210
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 30.6

Population outlook (Preble County) Hauer SSP2

• Today (2025): 39,711 people
• By 2030: 38,511 · -3.0%
• By 2040: 35,783 · -9.9%
• By 2050: 33,006 · -16.9%
• By 2075: 27,067 · -31.8%
• By 2100: 21,255 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Serbian 1% Lithuanian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Preble

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -27.9pp toward R · 2008: -31.2pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+57.5 2016: R+54.0 2012: R+36.7 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.67%
• Current HPI: 198.2021
• 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

+124.0% since first listed

19 events — show timeline

• 2026-06-15 Relisted — Cincy MLS
• 2026-05-28 Contingent — Cincy MLS
• 2026-05-12 Listed $129,900 Cincy MLS
• 2026-04-24 Listing Removed — Cincy MLS
• 2026-04-23 Relisted — Cincy MLS
• 2026-04-13 Contingent — Cincy MLS
• 2026-03-06 Relisted — Cincy MLS
• 2026-02-27 Contingent — Cincy MLS
• 2026-01-30 Listing Removed — Dayton MLS
• 2026-01-15 Price Changed $164,900 Cincy MLS
• 2025-12-01 Listed $164,900 Dayton MLS
• 2025-11-24 Listed $174,900 Cincy MLS
• 2013-04-01 Listing Removed — Dayton MLS
• 2013-03-26 Listed $115,000 Dayton MLS
• 2012-10-31 Listing Removed — Dayton MLS
• 2011-08-27 Listed $87,000 Dayton MLS
• 1995-12-19 Sold (Public Records) $70,000 Public Records
• 1993-05-20 Sold (Public Records) $62,000 Public Records
• 1988-03-03 Sold (Public Records) $58,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,135 · -1.2% YoY. Source: county tax records.