109 Pike St · Williamsport, OH 43164

$79,900

2 bd · 1.0 ba · 1,117 sqft · SingleFamily public records · 217 Days on market

Built 1920 9,147 sqft lot $72/sqft · 45% below area Est $144k · 45% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom, 1 bath home is located in Williamsport, Ohio. Home offers 1,117 square feet, with a detached garage out back. Property is in need of a full renovation.

Key facts

• 9,147 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#821 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Westfall Local (rural): math 49% / reading 66% proficiency, ranked #304 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.5% local appreciation)).
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $80k implies a 66% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $144,473
• List price: $79,900
• Delta: -44.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Cedar St	0.07mi	2/1.0	1,168 (+5%)	15mo	$95,000	$81	77
217 N School St	0.16mi	3/1.0 (+1)	1,128 (+1%)	16mo	$200,000	$177	73
108 Water St S	0.16mi	3/1.0 (+1)	1,000 (-10%)	15mo	$95,000	$95	57
307 Spruce St #62	0.27mi	3/1.0 (+1)	1,188 (+6%)	24mo	$165,000	$139	52
518 Yates St	0.65mi	3/1.0 (+1)	992 (-11%)	4mo	$155,000	$156	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.46×
• Total profit: $32,743
• Equity at exit: $38,220

10-year hold

• IRR: 25.5%
• Equity multiple: 4.78×
• Total profit: $84,573
• Equity at exit: $60,750

Cash invested: $22,372 (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 43164

• Home prices YoY: 1.6%
• Active inventory: 13
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $329

Break-even live

Break-even rent $659

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $374	-5% $352	+0% $329	+5% $307	+10% $284
Rent	-10% $244	-5% $287	+0% $329	+5% $372	+10% $414
Rate	-1.0pp $369	-0.5pp $349	base $329	+0.5pp $308	+1.0pp $287

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $79,900 Active 217 DOM
2. 2026-06-18
   days on market $79,900 Active 215 DOM
3. 2026-06-17
   days on market $79,900 Active 214 DOM
4. 2026-06-16
   days on market $79,900 Active 213 DOM
5. 2026-06-15
   days on market $79,900 Active 212 DOM
6. 2026-06-13
   days on market $79,900 Active 210 DOM
7. 2026-06-12
   days on market $79,900 Active 209 DOM
8. 2026-06-09
   days on market $79,900 Active 206 DOM
9. 2026-06-08
   days on market $79,900 Active 205 DOM
10. 2026-06-08
    days on market $79,900 Active 204 DOM
11. 2026-06-05
    days on market $79,900 Active 202 DOM
12. 2026-06-04
    days on market $79,900 Active 200 DOM
13. 2026-06-02
    days on market $79,900 Active 199 DOM
14. 2026-06-01
    days on market $79,900 Active 198 DOM
15. 2026-05-31
    days on market $79,900 Active 197 DOM
16. 2026-04-21
    price $84,100 167-char remark

    Show marketing remark (167 chars)

    This 2 bedroom, 1 bath home is located in Williamsport, Ohio. Home offers 1,117 square feet, with a detached garage out back. Property is in need of a full renovation.

17. 2026-03-31
    price $88,100 167-char remark

    Show marketing remark (167 chars)

    This 2 bedroom, 1 bath home is located in Williamsport, Ohio. Home offers 1,117 square feet, with a detached garage out back. Property is in need of a full renovation.

18. 2026-02-11
    price $92,900 167-char remark

    Show marketing remark (167 chars)

    This 2 bedroom, 1 bath home is located in Williamsport, Ohio. Home offers 1,117 square feet, with a detached garage out back. Property is in need of a full renovation.

19. 2025-12-16
    price $94,900 167-char remark

    Show marketing remark (167 chars)

    This 2 bedroom, 1 bath home is located in Williamsport, Ohio. Home offers 1,117 square feet, with a detached garage out back. Property is in need of a full renovation.

20. 2025-11-15
    listed $99,900 Active 167-char remark

    Show marketing remark (167 chars)

    This 2 bedroom, 1 bath home is located in Williamsport, Ohio. Home offers 1,117 square feet, with a detached garage out back. Property is in need of a full renovation.

21. 2018-11-14
    soldstatus $48,000
22. 2018-11-09
    soldstatus $48,000 174-char remark

    Show marketing remark (174 chars)

    Home is being sold as is! Completely remodeled kitchen and bathroom. New paint throughout and floors have been redone. Call today for a showing. Remodel 740 Program eligible!

23. 2018-08-30
    listed $55,000 174-char remark

    Show marketing remark (174 chars)

    Home is being sold as is! Completely remodeled kitchen and bathroom. New paint throughout and floors have been redone. Call today for a showing. Remodel 740 Program eligible!

24. 2013-05-15
    historical
25. 2012-05-30
    listed $37,000
26. 1998-03-18
    soldstatus $41,600

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,033 · $86/mo
• Expected delta: +$214/yr (+$18/mo · 26.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,907
• − Mortgage interest: −$4,476
• − Property taxes: −$819
• − Insurance: −$400
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,324
• Taxable income: $2,823
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,272/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: Westfall Local
• NCES district ID: 3904910
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $63,733
• Composite: 50.25/100
• National rank: #1891
• State rank: #304 of 656 in OH

Livability — Williamsport

• Score: 63/100
• State rank: #821
• US rank: #15304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsport, OH
• County: Pickaway · 57,589 people
• City population: 2,062
• Metro: Columbus, OH
• Population (ZIP): 2,062
• Household income: $71,111
• Rent vs Own: 27.2% rent · 72.8% own

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.51%
• Current HPI: 224.7555
• 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

+102.2% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $84,100 CBRMLS
• 2026-03-31 Price Changed $88,100 CBRMLS
• 2026-02-11 Price Changed $92,900 CBRMLS
• 2025-12-16 Price Changed $94,900 CBRMLS
• 2025-11-15 Listed $99,900 CBRMLS
• 2018-11-14 Sold (Public Records) $48,000 Public Records
• 2018-11-09 Sold (MLS) $48,000 SVAR
• 2018-08-30 Listed $55,000 SVAR
• 2013-05-15 Listing Removed — CBRMLS
• 2012-05-30 Listed $37,000 CBRMLS
• 1998-03-18 Sold (Public Records) $41,600 Public Records

Property tax history

+3.2%/yr

Latest (2025): $819 · +0.6% YoY. Source: county tax records.