11407 Kickapoo Path · Chippewa Park, OH 43331

$157,900

2 bd · 1.0 ba · 832 sqft · Other · 66 Days on market

Built 2012 5,227 sqft lot $190/sqft · at area comps Est $166k · at est.

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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 +19.5/30.0
• ARV discount +9.7/15.0
• DSCR +6.2/10.0
• Schools +5.3/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 2-bedroom, 1-bath home located just a few blocks from the lake in a golf car-friendly community! This move-in ready property offers the perfect blend of comfort, convenience, and low-maintenance living. Relax and unwind on the large covered front porch or enjoy outdoor gatherings on the side wood deck overlooking the fenced yard-ideal for pets, guests, and entertaining. Inside, you'll find generous-sized bedrooms, neutral color tones, and newer carpet and vinyl flooring throughout, creating a fresh and inviting feel. The kitchen has bee thoughtfully updated with newer lower cabinets, countertops, and refrigerator, while the bathroom features all new fixtures including a vanity, toilet, and shower/tub surround. Additional highlights include a 1-car garage, off street parking, and plenty of space for hosting friends and family. Located just minutes from the lake, state boat docks, grocery store, and popular local spots like the Moose and Eagles, you'll love the easy access to fishing, dining, and entertainment. Don't miss your chance to enjoy lake-area living at an affordable price--schedule your showing today!

Key facts

• Covered front porch
• Fenced yard
• Updated kitchen

Tags

• COVERED FRONT PORCH
• SIDE WOOD DECK
• FENCED YARD
• UPDATED KITCHEN
• NEW FIXTURES
• LAKE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $158k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $139k (11.7% below list).
• Recommended offer: $139k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.5% in Chippewa Park — 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 49/100 on livability (#1,173 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Indian Lake Local (rural): math 59% / reading 66% proficiency, ranked #261 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 112 active listings in the ZIP; 121 units permitted in Logan 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.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $158k implies a 532% gain — meaningful room to come down on a strong offer.

Recommended offer $139,428 (11.7% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (median comp): $166,117
• List price: $157,900
• Delta: -4.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-14,256
• Equity at exit: $23,543

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,947
• Equity at exit: $13,652

Cash invested: $44,212 (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 43331

• Home prices YoY: -30.0%
• Active inventory: 112
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$828
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $179

Break-even live

Break-even rent $1,167

Max offer price $157,900

Occupancy floor 82%

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $157,900 Active 66 DOM
2. 2026-06-17
   days on market $157,900 Active 65 DOM
3. 2026-06-16
   days on market $157,900 Active 64 DOM
4. 2026-06-15
   days on market $157,900 Active 63 DOM
5. 2026-06-13
   days on market $157,900 Active 61 DOM
6. 2026-06-12
   days on market $157,900 Active 60 DOM
7. 2026-06-09
   days on market $157,900 Active 57 DOM
8. 2026-06-08
   days on market $157,900 Active 56 DOM
9. 2026-06-08
   days on market $157,900 Active 55 DOM
10. 2026-06-07
    days on market $157,900 Active 54 DOM
11. 2026-06-04
    days on market $157,900 Active 51 DOM
12. 2026-06-02
    days on market $157,900 Active 50 DOM
13. 2026-06-01
    days on market $157,900 Active 49 DOM
14. 2026-05-31
    days on market $157,900 Active 48 DOM
15. 2026-04-13
    listed $157,900 Active 1163-char remark

    Show marketing remark (1163 chars)

    Welcome to this beautifully updated 2-bedroom, 1-bath home located just a few blocks from the lake in a golf car-friendly community! This move-in ready property offers the perfect blend of comfort, convenience, and low-maintenance living. Relax and unwind on the large covered front porch or enjoy outdoor gatherings on the side wood deck overlooking the fenced yard-ideal for pets, guests, and entertaining. Inside, you'll find generous-sized bedrooms, neutral color tones, and newer carpet and vinyl flooring throughout, creating a fresh and inviting feel. The kitchen has bee thoughtfully updated with newer lower cabinets, countertops, and refrigerator, while the bathroom features all new fixtures including a vanity, toilet, and shower/tub surround. Additional highlights include a 1-car garage, off street parking, and plenty of space for hosting friends and family. Located just minutes from the lake, state boat docks, grocery store, and popular local spots like the Moose and Eagles, you'll love the easy access to fishing, dining, and entertainment. Don't miss your chance to enjoy lake-area living at an affordable price--schedule your showing today!

16. 2026-03-30
    listed $157,900 Active 1179-char remark

    Show marketing remark (1179 chars)

    Welcome to this beautifully updated 2-bedroom, 1-bath home located just a few blocks from the lake in a golf cart-friendly community! This move-in ready property offers the perfect blend of comfort, convenience, and low-maintenance living. Relax and unwind on the large covered front porch or enjoy outdoor gatherings on the side wood deck overlooking the fenced yard--ideal for pets, guests, and entertaining. Inside, you'll find generous-sized bedrooms, neutral color tones, and newer carpet and vinyl flooring throughout, creating a fresh and inviting feel. The kitchen has been thoughtfully updated with new lower cabinets, countertops, and refrigerator, while the bathroom features all new fixtures including a vanity, toilet, and shower/tub surround. Additional highlights include a 1-car garage, off-street parking, and plenty of space for hosting friends and family. Located just minutes from the lake, state boat docks, grocery stores, and popular local spots like the Moose and Eagles, you'll love the easy access to fishing, dining, and entertainment. Don't miss your chance to enjoy lake-area living at an affordable price--schedule your showing today!

17. 2019-08-29
    soldstatus $25,000

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$1,061/yr (+$88/mo · 310.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $16,731
• − Mortgage interest: −$8,845
• − Property taxes: −$341
• − Insurance: −$790
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,593
• Taxable loss: −$515
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,274/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: Indian Lake Local
• NCES district ID: 3904808
• Math proficiency: 59% ▼ -14.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $44,496
• Composite: 52.6/100
• National rank: #1559
• State rank: #261 of 656 in OH

Livability — Chippewa Park

• Score: 49/100
• State rank: #1173
• US rank: #25758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chippewa Park, OH
• County: Logan · 47,256 people
• Population (ZIP): 4,012
• Household income: $60,159
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 16.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.75%
• Current HPI: 256.2406
• 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

+531.6% since first listed

3 events — show timeline

• 2026-04-13 Listed $157,900 CBRMLS
• 2026-03-30 Listed $157,900 WRIST
• 2019-08-29 Sold (Public Records) $25,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $341 · +6.0% YoY. Source: county tax records.