1225 E Chestnut St · Lancaster, OH 43130

$165,000

2 bd · 1.0 ba · 889 sqft · SingleFamily public records · 1 Days on market

Built 1900 3,484 sqft lot Est $191k · 14% 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 +15.0/30.0
• ARV discount +13.7/15.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Newer roof
• Newer siding
• Fenced backyard

Tags

• NEWER SIDING
• NEWER ROOF
• UPDATED MAIN-FLOOR LAUNDRY
• FENCED BACKYARD
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1900; No shared walls (no one above or below)
• Construction: Block foundation
• Exterior features: Outbuilding

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Wood flooring; One fireplace; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $52 ($629/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 $135k (18.0% below list).
• Recommended offer: $135k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% in Lancaster — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Lancaster City (town): math 38% / reading 51% proficiency, ranked #504 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tallmadge Elementary School (math 25% / reading 41%, grade F, #1,130 of 1,584 statewide, top 72%, 488 students, 70% FRL); Thomas Ewing Junior High School (math 34% / reading 49%, grade F, #503 of 654 statewide, top 77%, 705 students, 58% FRL); Lancaster High School (math 35% / reading 65%, grade D+, #384 of 781 statewide, top 49%, 1,848 students, 53% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 201 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $165k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $135,353 (18.0% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $191,135
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 E Chestnut St	0.15mi	3/2.0 (+1)	820 (-8%)	2mo	$208,000	$254	69
718 Oakwood Ave	0.66mi	2/1.0	892 (+0%)	1mo	$205,000	$230	68
1113 E Locust St	0.19mi	2/1.0	768 (-14%)	2mo	$135,000	$176	67
805 Sheridan Dr	0.63mi	2/1.0	910 (+2%)	1mo	$222,000	$244	66
140 N Ewing St	0.23mi	2/1.0	1,022 (+15%)	1mo	$163,000	$159	64
731 Cherokee Dr	0.47mi	3/1.0 (+1)	952 (+7%)	1mo	$205,000	$215	60
621 Harding Ave	0.51mi	2/1.5	966 (+9%)	2mo	$210,000	$217	58
608 Sheridan Dr	0.47mi	2/1.0	968 (+9%)	7mo	$195,000	$201	57
1421 E Mulberry St	0.30mi	3/2.0 (+1)	988 (+11%)	7mo	$200,000	$202	53
630 Sheridan Dr	0.49mi	2/1.0	1,015 (+14%)	3mo	$183,000	$180	51
811 Medill Ave	0.65mi	2/1.0	780 (-12%)	0mo	$207,000	$265	49
1159 E Fair Ave	0.71mi	3/1.0 (+1)	972 (+9%)	6mo	$125,000	$129	41

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-20,364
• Equity at exit: $24,602

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-389
• Equity at exit: $14,266

Cash invested: $46,200 (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 43130

• Rents YoY: 5.2%
• Active inventory: 201
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$865
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $52

Break-even live

Break-even rent $1,287

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $99	+0% $52	+5% $6	+10% $-41
Rent	-10% $-55	-5% $-1	+0% $52	+5% $106	+10% $159
Rate	-1.0pp $136	-0.5pp $94	base $52	+0.5pp $10	+1.0pp $-34

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Greyfield ST Lancaster, OH	1.0–3.0	1.0–2.0	953	$1,564	$1.64	0d	1	1.26mi
128 N Broad St Lancaster, OH	1.0	1.0	573	$1,250	$2.18	45d	1	1.26mi
1405 Conquest ST Lancaster, OH	1.0	1.0	681	$1,260	$1.85	0d	1	1.27mi
123 N Broad St Unit 201 Lancaster, OH	1.0	1.5	592	$1,350	$2.28	6d	1	1.30mi
123 W Walnut St Unit C Lancaster, OH	1.0	1.0	660	$875	$1.33	19d	1	1.34mi
123 W Walnut St Apt F Lancaster, OH	2.0	1.0	832	$1,100	$1.32	21d	1	1.34mi
622 N Broad St Unit B Lancaster, OH	2.0	1.0	700	$1,050	$1.50	45d	1	1.35mi
1250 Sheridan Dr Lancaster, OH	2.0–3.0	1.0–1.5	1120	$1,199	$1.07	0d	6	1.36mi
219 N Columbus St Unit 213 Lancaster, OH	1.0	1.0	755	$1,245	$1.65	45d	1	1.46mi
219 N Columbus St Unit 206 Lancaster, OH	1.0	1.0	559	$1,345	$2.41	45d	1	1.46mi
219 N Columbus St Unit 205 Lancaster, OH	2.0	2.0	1103	$1,875	$1.70	45d	1	1.46mi
219 N Columbus St Lancaster, OH	1.0	1.0	686	$1,440	$2.10	45d	1	1.46mi
219 N Columbus St Unit 237 Lancaster, OH	1.0	1.0	564	$1,395	$2.47	45d	1	1.46mi
219 N Columbus St Unit 231 Lancaster, OH	2.0	2.0	975	$1,735	$1.78	45d	1	1.46mi
219 N Columbus St Lancaster, OH	1.0–2.0	1.0–2.0	1184	$1,895	$1.60	0d	31	1.46mi

Listing history 5 events

1. 2026-06-21
   statusdays on market $165,000 Active 1 DOM
2. 2026-06-18
   days on market $165,000 Coming Soon 4 DOM
3. 2026-06-17
   days on market $165,000 Coming Soon 3 DOM
4. 2026-06-16
   days on market $165,000 Coming Soon 2 DOM
5. 2026-06-15
   listed $165,000 Coming Soon 1 DOM

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$790/yr (+$66/mo · 79.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,242
• − Mortgage interest: −$9,243
• − Property taxes: −$994
• − Insurance: −$825
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,800
• Taxable loss: −$2,218
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $1,161/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: Lancaster City
• NCES district ID: 3904420
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $41,696
• Composite: 37.39/100
• National rank: #4427
• State rank: #504 of 656 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, OH
• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• Metro: Columbus, OH
• 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

+135.7% since first listed

2 events — show timeline

• 2026-06-14 Coming Soon $165,000 CBRMLS
• 2022-05-31 Sold (Public Records) $70,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $994 · +48.8% YoY. Source: county tax records.