518 High St · Pleasant City, OH 43772

$34,900

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 216 Days on market

Built 1928 7,230 sqft lot $30/sqft · 73% below area

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Easy 1 floor living. Home has 2 bedrooms with 1 bath and a bonus room in the back that could be a 3rd bedroom, office or family room. Laundry is on hte 1st floor and there is an unfinished parital basement for the mechanicals of the home. Large eat-in kitchen and ample sized living room with a decoratuve fireplace. Call your Realtor for a viewing.

Key facts

• 7,230 sq ft lot
• Built 1928
• Listed 216 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#965 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, health & safety D, schools F.
• Rolling Hills Local (rural): math 44% / reading 54% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 37 units permitted in Guernsey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($241 loan paydown + $1k appreciation (3.4% local appreciation)).
• Guernsey County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $65k (65%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1928 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.85% ✓
• Cap rate: 23.88%
• Cash-on-cash: 62.79%
• DSCR: 3.79
• GRM: 2.9

CMA / ARV

• ARV (median comp): $127,000
• List price: $34,900
• Delta: -72.52%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Maple St	0.04mi	3/1.0 (+1)	1,254 (+9%)	4mo	$127,000	$101	74
11153 Pleasant Rd	0.28mi	2/1.0	1,120 (-2%)	12mo	$213,000	$190	73
54922 Zep Rd W	0.68mi	2/2.0	1,176 (+2%)	9mo	$225,000	$191	53

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

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 4.85×
• Total profit: $37,578
• Equity at exit: $16,513

10-year hold

• IRR: 67.2%
• Equity multiple: 9.93×
• Total profit: $87,245
• Equity at exit: $26,105

Cash invested: $9,772 (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 43772

• Home prices YoY: 2.3%
• Active inventory: 7
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $511

Break-even live

Break-even rent $346

Max offer price $34,900

Occupancy floor 44%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $34,900 Active 216 DOM
2. 2026-06-17
   days on market $34,900 Active 215 DOM
3. 2026-06-16
   days on market $34,900 Active 214 DOM
4. 2026-06-15
   days on market $34,900 Active 213 DOM
5. 2026-06-13
   days on market $34,900 Active 211 DOM
6. 2026-06-12
   days on market $34,900 Active 210 DOM
7. 2026-06-09
   days on market $34,900 Active 207 DOM
8. 2026-06-08
   days on market $34,900 Active 206 DOM
9. 2026-06-08
   days on market $34,900 Active 205 DOM
10. 2026-06-07
    days on market $34,900 Active 204 DOM
11. 2026-06-04
    days on market $34,900 Active 201 DOM
12. 2026-06-02
    days on market $34,900 Active 200 DOM
13. 2026-06-01
    days on market $34,900 Active 199 DOM
14. 2026-05-31
    days on market $34,900 Active 198 DOM
15. 2026-04-20
    price $44,900 349-char remark

    Show marketing remark (349 chars)

    Easy 1 floor living. Home has 2 bedrooms with 1 bath and a bonus room in the back that could be a 3rd bedroom, office or family room. Laundry is on hte 1st floor and there is an unfinished parital basement for the mechanicals of the home. Large eat-in kitchen and ample sized living room with a decoratuve fireplace. Call your Realtor for a viewing.

16. 2026-02-18
    price $69,900 349-char remark

    Show marketing remark (349 chars)

    Easy 1 floor living. Home has 2 bedrooms with 1 bath and a bonus room in the back that could be a 3rd bedroom, office or family room. Laundry is on hte 1st floor and there is an unfinished parital basement for the mechanicals of the home. Large eat-in kitchen and ample sized living room with a decoratuve fireplace. Call your Realtor for a viewing.

17. 2026-01-22
    price $84,900 349-char remark

    Show marketing remark (349 chars)

    Easy 1 floor living. Home has 2 bedrooms with 1 bath and a bonus room in the back that could be a 3rd bedroom, office or family room. Laundry is on hte 1st floor and there is an unfinished parital basement for the mechanicals of the home. Large eat-in kitchen and ample sized living room with a decoratuve fireplace. Call your Realtor for a viewing.

18. 2025-12-16
    price $89,900 349-char remark

    Show marketing remark (349 chars)

    Easy 1 floor living. Home has 2 bedrooms with 1 bath and a bonus room in the back that could be a 3rd bedroom, office or family room. Laundry is on hte 1st floor and there is an unfinished parital basement for the mechanicals of the home. Large eat-in kitchen and ample sized living room with a decoratuve fireplace. Call your Realtor for a viewing.

19. 2025-11-12
    listed $99,900 Active 349-char remark

    Show marketing remark (349 chars)

    Easy 1 floor living. Home has 2 bedrooms with 1 bath and a bonus room in the back that could be a 3rd bedroom, office or family room. Laundry is on hte 1st floor and there is an unfinished parital basement for the mechanicals of the home. Large eat-in kitchen and ample sized living room with a decoratuve fireplace. Call your Realtor for a viewing.

20. 2007-12-07
    soldstatus $29,500
21. 2007-12-06
    soldstatus $29,500 105-char remark

    Show marketing remark (105 chars)

    Cute Bungalow With New Roof, Plumbing, Furnace, Hot Water Tank, Mostly Vinyl Windows. Off Street Parking.

22. 2007-10-01
    listed $29,500 105-char remark

    Show marketing remark (105 chars)

    Cute Bungalow With New Roof, Plumbing, Furnace, Hot Water Tank, Mostly Vinyl Windows. Off Street Parking.

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,916
• − Mortgage interest: −$1,955
• − Property taxes: −$906
• − Insurance: −$174
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,015
• Taxable income: $5,958
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $4,706/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: Rolling Hills Local
• NCES district ID: 3904730
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $39,979
• Composite: 40.96/100
• National rank: #3602
• State rank: #463 of 656 in OH

Livability — Pleasant City

• Score: 60/100
• State rank: #965
• US rank: #18629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant City, OH
• County: Noble · 16,074 people
• Population (ZIP): 1,628
• Household income: $62,909
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 6.5

Population outlook (Guernsey County) Hauer SSP2

• Today (2025): 37,281 people
• By 2030: 35,900 · -3.7%
• By 2040: 32,861 · -11.9%
• By 2050: 29,700 · -20.3%
• By 2075: 22,199 · -40.5%
• By 2100: 15,192 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 3% Iranian 2% Italian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Guernsey

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.7%
• 2008→2024 swing: -43.0pp toward R · 2008: -9.1pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.4 2016: R+42.6 2012: R+9.7 2008: R+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.41%
• Current HPI: 150.8843
• 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

+52.2% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $44,900 MLSNOW
• 2026-02-18 Price Changed $69,900 MLSNOW
• 2026-01-22 Price Changed $84,900 MLSNOW
• 2025-12-16 Price Changed $89,900 MLSNOW
• 2025-11-12 Listed $99,900 MLSNOW
• 2007-12-07 Sold (Public Records) $29,500 Public Records
• 2007-12-06 Sold (MLS) $29,500 MLSNOW
• 2007-10-01 Listed $29,500 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $906 · +6.1% YoY. Source: county tax records.