211 Franklin St · Piqua, OH 45356

$70,000

2 bd · 1.0 ba · 943 sqft · SingleFamily public records · 73 Days on market

Built 1920 3,920 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 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

Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

Key facts

• Updated windows
• Updated electric
• Updated roof

Tags

• UPDATED ROOF
• UPDATED WINDOWS
• UPDATED FURNACE
• UPDATED ELECTRIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $70k implies a 272% 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.50% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $149,937
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Franklin St	0.00mi	2/1.5	943 (0%)	1mo	$65,000	$69	98
465 Miami St	0.27mi	2/1.5	986 (+5%)	11mo	$157,000	$159	69
913 Elm St	0.62mi	2/1.0	972 (+3%)	5mo	$159,900	$165	62
727 Elm St	0.56mi	2/1.0	960 (+2%)	12mo	$155,000	$161	61
803 Camp St	0.51mi	2/1.0	1,032 (+9%)	8mo	$164,000	$159	54
806 Boone St	0.41mi	3/1.0 (+1)	1,032 (+9%)	7mo	$147,000	$142	54
214 Cleveland St	0.64mi	2/1.0	1,028 (+9%)	4mo	$79,000	$77	52
511 Kitt St	0.47mi	3/1.0 (+1)	1,032 (+9%)	12mo	$165,000	$160	48
624 Adams St	0.61mi	2/1.0	1,048 (+11%)	7mo	$156,900	$150	47
815 Camp St	0.52mi	2/1.0	820 (-13%)	10mo	$150,000	$183	45
817 Washington Ave	0.69mi	2/1.0	842 (-11%)	7mo	$100,000	$119	44
1000 Madison Ave	0.72mi	2/1.0	828 (-12%)	11mo	$115,000	$139	37

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $12,295
• Equity at exit: $10,437

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $41,148
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,053 high
• Mortgage (P&I): −$367
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $371

Break-even live

Break-even rent $583

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $411	-5% $391	+0% $371	+5% $351	+10% $331
Rent	-10% $288	-5% $330	+0% $371	+5% $413	+10% $454
Rate	-1.0pp $406	-0.5pp $389	base $371	+0.5pp $353	+1.0pp $335

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.17mi
436 Wood St Unit 3 Piqua, OH	2.0	1.0	720	$1,050	$1.46	44d	1	0.19mi
521-523 Wood St Piqua, OH	2.0	1.0	900	$950	$1.06	3d	1	0.22mi
715 Walker St Piqua, OH	3.0	2.0	1100	$1,650	$1.50	3d	1	0.39mi
701 N Wayne St Unit 118 Piqua, OH	2.0	1.0	944	$1,095	$1.16	24d	1	0.47mi
701 N Wayne St Piqua, OH	1.0	1.0	600	$695	$1.16	3d	1	0.47mi
628 N Main St Piqua, OH	1.0	1.0	914	$895	$0.98	24d	1	0.49mi
611 N Main St Unit 611-A Piqua, OH	1.0	1.0	857	$995	$1.16	14d	1	0.50mi
638 N Main St Piqua, OH	1.0	1.0	600	$850	$1.42	11d	1	0.50mi
519 1/2 Ann St Piqua, OH	1.0	1.0	555	$825	$1.49	3d	1	0.52mi
310 Harrison St Piqua, OH	1.0	1.0	850	$895	$1.05	24d	1	0.53mi
310 Harrison St Piqua, OH	1.0	1.0	800	$1,095	$1.37	44d	1	0.53mi
1103 Nicklin Ave Piqua, OH	2.0	1.0	850	$775	$0.91	21d	1	0.64mi
619 S Wayne St Piqua, OH	2.0	1.0	750	$1,050	$1.40	3d	1	0.65mi
317 Cleveland St Piqua, OH	2.0	1.0	1068	$1,200	$1.12	3d	1	0.67mi

Listing history 11 events

1. 2026-02-03
   status Pending 227-char remark

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

2. 2026-02-03
   status Pending

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

3. 2026-01-14
   price $70,000

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

4. 2026-01-14
   price $70,000 227-char remark

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

5. 2026-01-05
   status Active 227-char remark

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

6. 2026-01-05
   status Active

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

7. 2025-12-05
   status Pending 227-char remark

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

8. 2025-12-05
   status Pending

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

9. 2025-10-21
   listed $78,000 Active 227-char remark

   Show marketing remark (227 chars)

   Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

10. 2025-10-21
    listed $78,000 Active

    Show marketing remark (227 chars)

    Great little property boasting of 2 or 3 bedrooms. Upstairs features 2 bedrooms and full bath. Downstairs can be formal dining room or possible 3rd bedroom. Updated roof, windows, furnace, and electric to make your life easier.

11. 1979-07-01
    soldstatus $18,800

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: +$159/yr (+$13/mo · 20.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $12,636
• − Mortgage interest: −$3,921
• − Property taxes: −$774
• − Insurance: −$350
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,036
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,605/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

+272.3% since first listed

11 events — show timeline

• 2026-02-03 Pending — WRIST
• 2026-02-03 Pending — Dayton MLS
• 2026-01-14 Price Changed $70,000 Dayton MLS
• 2026-01-14 Price Changed $70,000 WRIST
• 2026-01-05 Relisted — WRIST
• 2026-01-05 Relisted — Dayton MLS
• 2025-12-05 Pending — WRIST
• 2025-12-05 Pending — Dayton MLS
• 2025-10-21 Listed $78,000 Dayton MLS
• 2025-10-21 Listed $78,000 WRIST
• 1979-07-01 Sold (Public Records) $18,800 Public Records

Property tax history

+13.5%/yr

Latest (2025): $774 · +125.0% YoY. Source: county tax records.