431 S Downing St, Piqua, OH 45356 / 5 Bed / 1 Bath / 1,979 Sqft
Off-market Piqua opportunity for serious end buyers or JV partners.
Vacant 1920 conventional-style single-family in Piqua (Miami County) on a 7,841 sqft lot, with room to reconfigure from a 5/1 to a 5 bed / 2 bath.
What makes our deals different
We provide detailed property photos. We use an in-house underwriting team, so our ARVs are built for actual investing decisions, not inflated marketing numbers.
Important notes:
β’ Vacant and AS-IS. Buyer to verify all systems before close
β’ Built 1920. Budget for lead paint and possible asbestos, plus older electrical and plumbing
β’ No central A/C. Heat reported as a forced-air furnace (public records list baseboard), buyer to confirm. Partial basement
β’ Ceiling damage in several rooms. Buyer to confirm the cause and roof condition on walkthrough
Repair Estimate: $54,475
Scope (heavy rehab to renovated finish):
β’ Kitchen: full replacement (cabinets, counters, appliances)
β’ Bathroom(s): full remodel of the existing bath, option to add a second bath for a 5/2
β’ Flooring: replace throughout
β’ Interior paint
β’ Drywall and ceiling repair in the damaged rooms
β’ HVAC: service the heat, add central A/C if desired. Update electrical and plumbing as needed for a 1920 build
β’ Abatement, exterior, and cleanout as needed
Estimate assumes foundation, roof, and major systems are serviceable. AS-IS. Buyer to verify on walkthrough before close.
Conservative in-house underwritten ARV with Heavy Rehab Listed: $175,000
Why this deal stands out
Recent Piqua sales in the same zip run roughly $150K to $224K. At $60,000 plus ~$54,475 in work, you're all-in around $114,475 against a $175,000 exit, roughly a $60,000 spread. 5 bedrooms with a path to a 5/2 works as a flip or a rental (Zillow rent estimate around $1,779/mo). AS-IS, inspect before you commit. Quick close: COE 11/23/2026.
Min EMD: $5,000
Serious end buyers or JV partners only. Review the photos, repair scope, and comps, then submit your best offer.
More About This Property
Nearby Markets12 cities Β· 8 counties Β· 12 ZIP codes
Figures from the seller unless a line says otherwise. Verify before you close.
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ARV $175,000
From the listing
The seller picked no comps. Investimateβs own value for this home is $84,000.