7448 State Route 242 St · Versailles, OH 45380

$1

3 bd · 2.0 ba · 2,962 sqft · SingleFamily · 44 Days on market

Built 1900 80 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +7.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is being sold live on public auction on June 6, 2026, real estate to sell at 12:00 Noon. Check with Auctioneers for full auction details. TRACT 1: This real estate being 7448 S. R. , being part of Parcel Number: N55-0-311-22-00-0020300, Section 22 of Richland Township, County of Darke, State of Ohio. This real estate approximately containing 80.5000 acres more or less with 58.202 acres of tillable ground, and 11.2080 acres of woods. The farm has average tiling and is in the Versailles school district. On this property also resides a two-story, 4 bedroom, 2 bath home built in 1900. This homesite comes with two concrete floor barns and grain bins. TRACT 2: This real estate being 0 Old S.

Key facts

• 80.5 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic tank
• Home design: Residential farm; House built in 1900
• Construction: Vinyl siding; Block and cellar foundation
• Exterior features: 80.5-acre property; Pasture, tillable and wooded land; Well water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Block basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (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 $1k ($13k/yr) — positive.
• 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 80/100 on livability (#128 in OH, #1,849 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Versailles Exempted Village (rural): math 88% / reading 86% proficiency, ranked #27 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 15 active listings in the ZIP; solid renter incomes; 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 $0 of loan paydown is wiped out by about $0 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
5. 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?
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: 135062.00% ✓
• Cap rate: 1280385.76%
• Cash-on-cash: 4572783.81%
• DSCR: 203464.15
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 242775.72×
• Total profit: $67,977
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 524218.92×
• Total profit: $146,781
• Equity at exit: $0

Cash invested: $0 (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 45380

• Home prices YoY: -17.2%
• Active inventory: 15

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $1,067

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,067	-5% $1,067	+0% $1,067	+5% $1,067	+10% $1,067
Rent	-10% $960	-5% $1,014	+0% $1,067	+5% $1,120	+10% $1,174
Rate	-1.0pp $1,067	-0.5pp $1,067	base $1,067	+0.5pp $1,067	+1.0pp $1,067

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $1 Pending 44 DOM
2. 2026-06-08
   days on market $1 Active 44 DOM
3. 2026-06-08
   days on market $1 Active 43 DOM
4. 2026-06-05
   days on market $1 Active 41 DOM
5. 2026-06-04
   days on market $1 Active 39 DOM
6. 2026-06-02
   days on market $1 Active 38 DOM
7. 2026-06-01
   days on market $1 Active 37 DOM
8. 2026-05-31
   days on market $1 Active 36 DOM
9. 2026-03-04
   listed $1 Active 1685-char remark

ⓘ 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 ≥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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,207
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$0
• Taxable income: $13,614
• Est. tax owed @ 24.0%: −$3,267
• After-tax cash flow: $9,536/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: Versailles Exempted Village
• NCES district ID: 3904563
• Math proficiency: 88% ▼ -2.00%
• Reading proficiency: 86% ▲ 2.00%
• Median HH income: $58,246
• Composite: 74.26/100
• National rank: #163
• State rank: #27 of 656 in OH

Livability — Versailles

• Score: 80/100
• State rank: #128
• US rank: #1849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Darke · 50,606 people
• Population (ZIP): 5,552
• Household income: $84,388
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 4.8

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 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 15% Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -47.90%
• Current HPI: 230.9272
• 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