4893 N Us Highway 68 · Urbana, OH 43078

$387,900

4 bd · 2.0 ba · 2,310 sqft · SingleFamily public records · 42 Days on market

Built 2005 1.40 ac lot $168/sqft · 15% below area Est $454k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• Schools +6.1/10.0
• Livability +3.6/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

Key facts

• Open entryway
• Huge front porch
• Walk-in closet

Tags

• HUGE FRONT PORCH
• OPEN ENTRYWAY
• UPDATED KITCHEN
• SPACIOUS DECK
• WALK-IN CLOSET
• JETTED TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (61.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (61.4% below list).
• Recommended offer: $150k (61.4% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 3.3% in Urbana — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#404 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• West Liberty-Salem Local (rural): math 69% / reading 73% proficiency, ranked #136 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: West Liberty-Salem Elementary School (math 75% / reading 73%, grade A, #301 of 1,584 statewide, top 20%, 535 students, 60% FRL); West Liberty-Salem Middle School (288 students, 0% FRL); West Liberty-Salem High School (math 65% / reading 74%, grade B, #106 of 781 statewide, top 16%, 365 students, 0% FRL).
• Market conditions: 91 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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 $320k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $149,768 (61.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.39% ✗
• Cap rate: 2.14%
• Cash-on-cash: -14.84%
• DSCR: 0.34
• GRM: 21.6

CMA / ARV

• ARV (median comp): $453,863
• List price: $387,900
• Delta: -14.53%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4893 N Us Highway 68	0.00mi	4/2.0	2,310 (0%)	1mo	$382,500	$166	99

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $125,618
• Equity at exit: $349,451

10-year hold

• IRR: 14.0%
• Equity multiple: 5.02×
• Total profit: $437,074
• Equity at exit: $753,604

Cash invested: $108,612 (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 43078

• Home prices YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$2,034
• Tax from tax record: −$331 /mo · $3,971/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-1,344

Break-even live

Break-even rent $3,198

Max offer price $150,560

Occupancy floor —

Sensitivity live

Price	-10% $-1,124	-5% $-1,234	+0% $-1,344	+5% $-1,453	+10% $-1,563
Rent	-10% $-1,462	-5% $-1,403	+0% $-1,344	+5% $-1,284	+10% $-1,225
Rate	-1.0pp $-1,148	-0.5pp $-1,245	base $-1,344	+0.5pp $-1,444	+1.0pp $-1,546

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: $96,975
• Closing costs: $11,637
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-11
   status Pending 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

2. 2026-05-11
   status Pending 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

3. 2026-04-24
   price $387,900 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

4. 2026-04-24
   price $387,900 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

5. 2026-04-24
   price $389,900 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

6. 2026-04-24
   price $389,900 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

7. 2026-03-29
   listed $399,900 Active 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

8. 2026-03-29
   listed $399,900 Active 1197-char remark

   Show marketing remark (1197 chars)

   Absolutely amazing, thoroughly updated, 4 bed home on 1.4 acres! Single floor living at it's utmost best! The huge front porch welcomes you. The open entryway leads to the formal living room which could also serve as a very nice home office. New flooring and paint are spotlighted by the abundant natural light. The updated and modernized kitchen is very spacious with tons of cabs and countertop space, a fantastic island and the new appliances stay! The dining area adjoins the kitchen and marries up to the open family room. So much space here for friends and family! The mounted television stays and the decorative fireplace looks so good. Patio doors lead to a spacious deck with views to the horizon, enjoy glorious sunrises and sunsets! Good for the soul! Bedrooms are generously sized. The spacious and private master suite offers a walk-in closet, and the master bath is gorgeously updated and well-appointed with jetted tub, shower and new custom double vanity. Wonderful! Numerous updates such as roof in 2022 and heat pump with propane backup in 2020. New carpeting and paint. New lighting. Natural light throughout! 3 car attached garage. Quality built by Unibuilt. So nice! Come see!

9. 2023-12-20
   soldstatus $319,750
10. 2023-12-08
    soldstatus $319,900 Closed
11. 2023-12-08
    soldstatus $319,900 Sold
12. 2023-12-08
    soldstatus $319,900 Closed
13. 2023-11-14
    status Pending
14. 2023-11-13
    status Pending
15. 2023-11-12
    listed $319,900 Active
16. 2023-11-12
    listed $319,900 Active
17. 2016-02-28
    historical
18. 2015-07-09
    listed $199,900
19. 2003-06-11
    soldstatus $22,000

ⓘ 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: $3,971 · $331/mo
• Projected year-2 tax: $5,011 · $418/mo
• Expected delta: +$1,040/yr (+$87/mo · 26.2%)

ⓘ 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 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: $17,972
• − Mortgage interest: −$21,728
• − Property taxes: −$3,971
• − Insurance: −$1,940
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$11,284
• Taxable loss: −$23,826
• Est. tax savings @ 24.0%: +$5,718
• After-tax cash flow: $-10,404/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: West Liberty-Salem Local
• NCES district ID: 3904621
• Math proficiency: 69% ▼ -10.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $58,466
• Composite: 61.0/100
• National rank: #800
• State rank: #136 of 656 in OH

Livability — Urbana

• Score: 71/100
• State rank: #404
• US rank: #6676

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

• County: Champaign · 37,359 people
• Population (ZIP): 19,985
• Household income: $72,500
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 8.2

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.22%
• Current HPI: 415.85
• 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

+1663.2% since first listed

19 events — show timeline

• 2026-05-11 Pending — Dayton MLS
• 2026-05-11 Pending — WRIST
• 2026-04-24 Price Changed $387,900 Dayton MLS
• 2026-04-24 Price Changed $387,900 WRIST
• 2026-04-24 Price Changed $389,900 WRIST
• 2026-04-24 Price Changed $389,900 Dayton MLS
• 2026-03-29 Listed $399,900 WRIST
• 2026-03-29 Listed $399,900 Dayton MLS
• 2023-12-20 Sold (Public Records) $319,750 Public Records
• 2023-12-08 Sold (MLS) $319,900 WRIST
• 2023-12-08 Sold (MLS) $319,900 Dayton MLS
• 2023-12-08 Sold (MLS) $319,900 Dayton MLS
• 2023-11-14 Pending — Dayton MLS
• 2023-11-13 Pending — WRIST
• 2023-11-12 Listed $319,900 WRIST
• 2023-11-12 Listed $319,900 Dayton MLS
• 2016-02-28 Listing Removed — WRIST
• 2015-07-09 Listed $199,900 WRIST
• 2003-06-11 Sold (Public Records) $22,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,971 · +0.0% YoY. Source: county tax records.