307 W Washington St · Arcanum, OH 45304

$1

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 22 Days on market

Built 1953 7,405 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Cash flow +4.3/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Up for public auction on July 9th, 2026 @ 6PM is a 3 bed, 2 bath home located at 307 W Washington Street in Arcanum, Ohio. This property has 1,356 square feet of living space and sits on a 0.1653 acre lot. Lot size is 60 x 120. Home was built in 1953 and was completelty remodeled in 2020. Nice open concept kitchen and dining with large living area. Outside offers a nice vinyl fenced in back yard, covered porch and cement driveway. Great location within walking distance to the football field. Property comes complete with stove, refrigerator, dishwasher and microwave. Property is listed with seller confirmation. OPEN HOUSE June 28th 11-1PM.

Key facts

• Covered porch
• Open concept kitchen
• Cement driveway

Tags

• OPEN CONCEPT KITCHEN
• VINYL FENCED BACK YARD
• COVERED PORCH
• CEMENT DRIVEWAY

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Supplied water
• Home design: Single-family residence; Residential property; Built in 1953
• Construction: Vinyl siding; Crawl space foundation; 1953 construction
• Exterior features: Fenced yard; Residential lot (120 x 60); Supplied water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Bedroom 1 (13 x 12); Bedroom 2 (22 x 14); Bedroom 3 (12 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Walk-in closet(s); 9 total rooms; Crawl space basement
• Laundry & utility: Utility room (12 x 6)

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $204,756 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-546 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 73/100 on livability (#326 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Arcanum-Butler Local (rural): math 72% / reading 76% proficiency, ranked #110 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 307134.0% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.54% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.43%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (on-the-fly): $204,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Meadowlawn Dr	0.46mi	3/1.0	1,363 (+0%)	6mo	$230,000	$169	69
106 Westview Dr	0.30mi	3/1.0	1,316 (-3%)	11mo	$152,900	$116	68
602 W North St	0.16mi	4/1.0 (+1)	1,285 (-5%)	10mo	$206,000	$160	67
22 Greenmoor Dr	0.56mi	3/2.0	1,323 (-2%)	6mo	$200,000	$151	65
703 W George St	0.24mi	4/1.0 (+1)	1,274 (-6%)	9mo	$183,500	$144	62
3 Greenmoor Dr	0.63mi	3/1.5	1,330 (-2%)	4mo	$203,000	$153	62
406 S Main St	0.54mi	3/1.5	1,451 (+7%)	2mo	$200,000	$138	60
507 S High St	0.62mi	3/1.0	1,295 (-4%)	5mo	$157,500	$122	56
303 E 1st St	0.51mi	3/1.5	1,468 (+8%)	8mo	$191,000	$130	54
6304 Hollansburg Arcanum Rd	0.66mi	3/1.5	1,312 (-3%)	10mo	$286,000	$218	54
6 Woodside Dr	0.40mi	2/1.5 (-1)	1,252 (-8%)	10mo	$161,000	$129	53
18 Greenmoor Dr	0.56mi	3/2.0	1,498 (+10%)	6mo	$230,000	$154	51

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: -37.2%
• Equity multiple: -0.19×
• Total profit: $-67,939
• Equity at exit: $30,530

10-year hold

• IRR: -53.6%
• Equity multiple: -0.81×
• Total profit: $-103,873
• Equity at exit: $17,704

Cash invested: $57,332 (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 45304

• Home prices YoY: -34.0%
• Active inventory: 35

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$1,074
• Tax est. 1.5%: −$256 /mo · $3,071/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-546

Break-even live

Break-even rent $1,791

Max offer price $125,746

Occupancy floor —

Sensitivity live

Price	-10% $-405	-5% $-475	+0% $-546	+5% $-617	+10% $-688
Rent	-10% $-633	-5% $-589	+0% $-546	+5% $-503	+10% $-459
Rate	-1.0pp $-443	-0.5pp $-494	base $-546	+0.5pp $-599	+1.0pp $-653

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: $51,189
• Closing costs: $6,143
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 W South St Arcanum, OH	3.0	1.0	1571	$1,100	$0.70	13d	1	0.18mi

Listing history 17 events

1. 2026-06-21
   days on market $1 Active 22 DOM
2. 2026-06-18
   days on market $1 Active 20 DOM
3. 2026-06-17
   days on market $1 Active 19 DOM
4. 2026-06-16
   days on market $1 Active 18 DOM
5. 2026-06-15
   days on market $1 Active 17 DOM
6. 2026-06-13
   days on market $1 Active 15 DOM
7. 2026-06-12
   days on market $1 Active 14 DOM
8. 2026-06-09
   days on market $1 Active 11 DOM
9. 2026-06-08
   days on market $1 Active 10 DOM
10. 2026-06-07
    days on market $1 Active 9 DOM
11. 2026-06-07
    days on market $1 Active 8 DOM
12. 2026-06-04
    days on market $1 Active 5 DOM
13. 2026-06-02
    days on market $1 Active 4 DOM
14. 2026-06-01
    days on market $1 Active 3 DOM
15. 2026-05-31
    days on market $1 Active 2 DOM
16. 2026-04-11
    listed $1 Active
17. 2021-12-08
    soldstatus $199,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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: $13,200
• − Mortgage interest: −$11,470
• − Property taxes: −$3,071
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$5,957
• Taxable loss: −$10,433
• Est. tax savings @ 24.0%: +$2,504
• After-tax cash flow: $-4,048/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: Arcanum-Butler Local
• NCES district ID: 3904663
• Math proficiency: 72% ▼ -2.00%
• Reading proficiency: 76% ▼ -1.00%
• Median HH income: $53,777
• Composite: 63.04/100
• National rank: #649
• State rank: #110 of 656 in OH

Livability — Arcanum

• Score: 73/100
• State rank: #326
• US rank: #5361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcanum, OH
• County: Darke · 50,606 people
• Population (ZIP): 7,624
• Household income: $72,014
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 4.0

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 5% Lithuanian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 216.6168
• 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

2 events — show timeline

• 2026-04-11 Listed $1 WRIST
• 2021-12-08 Sold (Public Records) $199,500 Public Records

Property tax history

+27.2%/yr

Latest (2025): $2,432 · -1.1% YoY. Source: county tax records.