302 E Cross St · Columbus Grove, OH 45830

$139,900

3 bd · 1.0 ba · 1,295 sqft · SingleFamily public records · 94 Days on market

Built 1900 $108/sqft · 22% above area Est $156k · 11% 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 +16.1/30.0
• ARV discount +12.3/15.0
• Schools +6.4/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 302 E Cross St! Your next home in Columbus Grove school district. Welcome to this completely remodeled 3 bedroom, with a possible 4th, and 1 bath home. Have peace of mind with new roof and siding on 2018. Updated furnace, A/C, and brand new mini split int he master bedroom. Enjoy the new flooring throughout, updated kitchen, and 1 car garage! 2 of the bedrooms are on the first floor for easy access, and there is a nice backyard to spread out and enjoy! Agent is owner.

Key facts

• New siding
• New flooring
• New mini split

Tags

• NEW ROOF
• NEW SIDING
• UPDATED FURNACE
• UPDATED A/C
• NEW MINI SPLIT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (17.5% below list).
• Recommended offer: $115k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#126 in OH, #1,838 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: employment C-, amenities F, commute F.
• Columbus Grove Local (rural): math 76% / reading 74% proficiency, ranked #97 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 9 active listings in the ZIP; solid renter incomes; 41 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Putnam 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 94 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $115,400 (17.5% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 18% 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. 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. 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. 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: 0.82% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (median comp): $156,456
• List price: $139,900
• Delta: -10.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Liberty St	0.20mi	3/1.0	1,260 (-3%)	15mo	$150,900	$120	74
314 N High St #2	0.26mi	2/1.5 (-1)	1,388 (+7%)	3mo	$189,000	$136	66
314 N High St	0.26mi	2/1.5 (-1)	1,388 (+7%)	3mo	$189,000	$136	66
215 Plum St	0.34mi	3/1.0	1,306 (+1%)	24mo	$186,500	$143	63
207 Center St	0.18mi	3/1.0	1,191 (-8%)	22mo	$80,000	$67	60
308 Delphos Rd	0.68mi	3/2.5	1,314 (+2%)	2mo	$182,000	$139	58
203 North St	0.48mi	3/1.0	1,242 (-4%)	23mo	$145,000	$117	52
100 W South St	0.43mi	3/1.0	1,456 (+12%)	12mo	$100,000	$69	49
304 Gove St	0.64mi	3/1.0	1,400 (+8%)	14mo	$227,500	$163	46
300 Plum St	0.40mi	2/1.0 (-1)	1,120 (-14%)	11mo	$157,000	$140	44
104 Pearl St	0.50mi	3/2.0	1,415 (+9%)	23mo	$143,000	$101	38
300 West St	0.62mi	4/1.0 (+1)	1,452 (+12%)	22mo	$99,900	$69	28

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-18,161
• Equity at exit: $20,860

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-10,177
• Equity at exit: $12,096

Cash invested: $39,172 (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 45830

• Home prices YoY: -20.4%
• Active inventory: 9
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $72

Break-even live

Break-even rent $1,063

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 94 DOM
2. 2026-06-17
   price $139,900 Active 93 DOM
3. 2026-06-17
   days on market $144,900 Active 93 DOM
4. 2026-06-16
   days on market $144,900 Active 92 DOM
5. 2026-06-15
   days on market $144,900 Active 91 DOM
6. 2026-06-13
   days on market $144,900 Active 89 DOM
7. 2026-06-12
   days on market $144,900 Active 88 DOM
8. 2026-06-09
   pricedays on market $144,900 Active 85 DOM
9. 2026-06-08
   days on market $154,900 Active 84 DOM
10. 2026-06-08
    days on market $154,900 Active 83 DOM
11. 2026-06-05
    days on market $154,900 Active 81 DOM
12. 2026-06-04
    days on market $154,900 Active 79 DOM
13. 2026-06-03
    price $154,900 Active 78 DOM
14. 2026-06-02
    days on market $165,000 Active 78 DOM
15. 2026-06-01
    days on market $165,000 Active 77 DOM
16. 2026-05-31
    days on market $165,000 Active 76 DOM
17. 2026-03-30
    status Active 483-char remark

    Show marketing remark (483 chars)

    Welcome to 302 E Cross St! Your next home in Columbus Grove school district. Welcome to this completely remodeled 3 bedroom, with a possible 4th, and 1 bath home. Have peace of mind with new roof and siding on 2018. Updated furnace, A/C, and brand new mini split int he master bedroom. Enjoy the new flooring throughout, updated kitchen, and 1 car garage! 2 of the bedrooms are on the first floor for easy access, and there is a nice backyard to spread out and enjoy! Agent is owner.

18. 2026-03-19
    historical Active Under Contract 483-char remark

    Show marketing remark (483 chars)

    Welcome to 302 E Cross St! Your next home in Columbus Grove school district. Welcome to this completely remodeled 3 bedroom, with a possible 4th, and 1 bath home. Have peace of mind with new roof and siding on 2018. Updated furnace, A/C, and brand new mini split int he master bedroom. Enjoy the new flooring throughout, updated kitchen, and 1 car garage! 2 of the bedrooms are on the first floor for easy access, and there is a nice backyard to spread out and enjoy! Agent is owner.

19. 2026-03-16
    listed $165,000 Active 483-char remark

    Show marketing remark (483 chars)

    Welcome to 302 E Cross St! Your next home in Columbus Grove school district. Welcome to this completely remodeled 3 bedroom, with a possible 4th, and 1 bath home. Have peace of mind with new roof and siding on 2018. Updated furnace, A/C, and brand new mini split int he master bedroom. Enjoy the new flooring throughout, updated kitchen, and 1 car garage! 2 of the bedrooms are on the first floor for easy access, and there is a nice backyard to spread out and enjoy! Agent is owner.

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$803/yr (+$67/mo · 139.5%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $13,848
• − Mortgage interest: −$7,837
• − Property taxes: −$576
• − Insurance: −$700
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$4,070
• Taxable loss: −$1,549
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $1,233/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: Columbus Grove Local
• NCES district ID: 3904931
• Math proficiency: 76% ▬ 0.00%
• Reading proficiency: 74% ▼ -4.00%
• Median HH income: $55,670
• Composite: 64.07/100
• National rank: #579
• State rank: #97 of 656 in OH

Livability — Columbus Grove

• Score: 80/100
• State rank: #126
• US rank: #1838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus Grove, OH
• County: Putnam · 35,411 people
• Population (ZIP): 5,403
• Household income: $78,449
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 10.5

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 32,604 people
• By 2030: 31,596 · -3.1%
• By 2040: 29,380 · -9.9%
• By 2050: 26,916 · -17.4%
• By 2075: 22,109 · -32.2%
• By 2100: 17,564 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+68.7) · D 15.2% · R 83.9%
• 2008→2024 swing: -27.0pp toward R · 2008: -41.7pp · 2024: -68.7pp
• All cycles: 2024: R+68.7 2020: R+66.3 2016: R+64.3 2012: R+51.5 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.21%
• Current HPI: 242.0829
• 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

3 events — show timeline

• 2026-03-30 Relisted — WCARE
• 2026-03-19 Contingent — WCARE
• 2026-03-16 Listed $165,000 WCARE

Property tax history

+3.9%/yr

Latest (2025): $576 · +1.7% YoY. Source: county tax records.