443 N Daniel St · Edgerton, OH 43517

$99,500

4 bd · 1.0 ba · 994 sqft · SingleFamily public records · 28 Days on market

Built 1945 7,057 sqft lot $100/sqft · 33% below area Est $149k · 33% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Schools +5.6/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT OPPORTUNITY TO PURCHASE A 4 BEDROOM 1 BATH HOUSE ON A FULL BASEMENT FOR A REASONABLE PRICE. HOUSE NEEDS SOME TLC. BUILD EQUITY HERE. GREAT LOCATION CLOSE TO SCHOOL. LARGE DETACHED GARAGE/CARPORT FOR STORAGE. LARGE BASEMENT FOR STORAGE. ESTATE SALE! SET YOUR APPOINTMENT UP TODAY.

Key facts

• Large basement
• Full basement
• 7,057 sq ft lot

Tags

• FULL BASEMENT
• LARGE DETACHED GARAGE
• LARGE BASEMENT

Property features AI

Exterior

• Parking: 2-car garage; 2-car carport; Total parking for 4 vehicles; Gravel parking surface
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Single-family house; Two levels (two stories); Not attached to other structures; No common walls
• Construction: Aluminum and vinyl siding; Block foundation; Built as a residential single-family home
• Exterior features: Metal roof

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Main level bedrooms (two): two 8 x 10 rooms; Upper level bedrooms (two): two 8 x 9 rooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heat; Central air conditioning
• Interior features: Six total rooms; Other interior features; Full unfinished basement
• Laundry & utility: Laundry located in basement; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#533 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Edgerton Local (rural): math 57% / reading 75% proficiency, ranked #199 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Edgerton Elementary School (math 62% / reading 72%, grade B+, #456 of 1,584 statewide, top 31%, 260 students, 36% FRL); Edgerton High School (math 52% / reading 77%, grade B-, #164 of 781 statewide, top 24%, 284 students, 34% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Williams County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $148,702
• List price: $99,500
• Delta: -33.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,831
• Equity at exit: $14,836

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $10,266
• Equity at exit: $8,603

Cash invested: $27,860 (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 43517

• Home prices YoY: -5.8%
• Active inventory: 10
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $178

Break-even live

Break-even rent $789

Max offer price $99,500

Occupancy floor 77%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   historical Contingent 292-char remark
2. 2026-05-01
   listed $99,500 Active 292-char remark
3. 1985-04-30
   soldstatus $15,250

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$416/yr (+$35/mo · 57.9%)

ⓘ 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 · 0% 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: $12,165
• − Mortgage interest: −$5,574
• − Property taxes: −$720
• − Insurance: −$498
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,895
• Taxable income: $534
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,004/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: Edgerton Local
• NCES district ID: 3905061
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 75% ▼ -7.00%
• Median HH income: $48,782
• Composite: 55.86/100
• National rank: #1205
• State rank: #199 of 656 in OH

Livability — Edgerton

• Score: 69/100
• State rank: #533
• US rank: #9018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgerton, OH
• County: Williams · 37,585 people
• Population (ZIP): 3,438
• Household income: $51,591
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 5.3

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5% Black 1%
• Common ancestry: Lithuanian 5% Iranian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.29%
• Current HPI: 230.5695
• 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

+552.5% since first listed

5 events — show timeline

• 2026-06-18 Sold (MLS) $99,500 NORIS
• 2026-05-29 Pending — NORIS
• 2026-05-14 Contingent — NORIS
• 2026-05-01 Listed $99,500 NORIS
• 1985-04-30 Sold (Public Records) $15,250 Public Records

Property tax history

+6.2%/yr

Latest (2025): $720 · +1.4% YoY. Source: county tax records.