163 Bolt St · Rawson, OH 45881

$99,900

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 154 Days on market

Built 1900 8,150 sqft lot $69/sqft · 38% below area Est $161k · 38% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cory Rawson School district. A Two Story detached dwelling with 3 bedrooms, 1 and half bathrooms, an open covered porch, living room, dining room, kitchen. and a detached 22x24 garage. All offers must have a minimum ED of $1000. Plus, proof of funds or pre-qualification letter. Sold ''as is''.

Key facts

• Detached dwelling
• Open covered porch
• 8,150 sq ft lot

Tags

• RAWSON SCHOOL DISTRICT
• OPEN COVERED PORCH
• DETACHED DWELLING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#699 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Cory-Rawson Local (rural): math 49% / reading 52% proficiency, ranked #416 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $160,676
• List price: $99,900
• Delta: -37.83%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 W Henderson St	0.17mi	3/1.5	1,265 (-12%)	7mo	$124,000	$98	66
275 E Vance St	0.14mi	3/2.0	1,638 (+14%)	19mo	$161,402	$99	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $9,292
• Equity at exit: $14,895

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $40,944
• Equity at exit: $8,638

Cash invested: $27,972 (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 45881

• Home prices YoY: -19.6%
• Active inventory: 6
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $400

Break-even live

Break-even rent $863

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $99,900 Active 154 DOM
2. 2026-06-18
   days on market $99,900 Active 153 DOM
3. 2026-06-17
   days on market $99,900 Active 152 DOM
4. 2026-06-16
   days on market $99,900 Active 151 DOM
5. 2026-06-15
   days on market $99,900 Active 150 DOM
6. 2026-06-14
   days on market $99,900 Active 148 DOM
7. 2026-06-12
   days on market $99,900 Active 147 DOM
8. 2026-06-09
   days on market $99,900 Active 144 DOM
9. 2026-06-08
   days on market $99,900 Active 143 DOM
10. 2026-06-07
    days on market $99,900 Active 142 DOM
11. 2026-06-05
    days on market $99,900 Active 139 DOM
12. 2026-06-03
    days on market $99,900 Active 138 DOM
13. 2026-06-02
    days on market $99,900 Active 137 DOM
14. 2026-06-01
    days on market $99,900 Active 136 DOM
15. 2026-05-31
    days on market $99,900 Active 135 DOM
16. 2026-05-30
    days on market $99,900 Active 134 DOM
17. 2026-05-16
    status Active 294-char remark

    Show marketing remark (294 chars)

    Cory Rawson School district. A Two Story detached dwelling with 3 bedrooms, 1 and half bathrooms, an open covered porch, living room, dining room, kitchen. and a detached 22x24 garage. All offers must have a minimum ED of $1000. Plus, proof of funds or pre-qualification letter. Sold ''as is''.

18. 2026-05-16
    price $99,900 294-char remark

    Show marketing remark (294 chars)

    Cory Rawson School district. A Two Story detached dwelling with 3 bedrooms, 1 and half bathrooms, an open covered porch, living room, dining room, kitchen. and a detached 22x24 garage. All offers must have a minimum ED of $1000. Plus, proof of funds or pre-qualification letter. Sold ''as is''.

19. 2026-03-28
    price $109,900 294-char remark

    Show marketing remark (294 chars)

    Cory Rawson School district. A Two Story detached dwelling with 3 bedrooms, 1 and half bathrooms, an open covered porch, living room, dining room, kitchen. and a detached 22x24 garage. All offers must have a minimum ED of $1000. Plus, proof of funds or pre-qualification letter. Sold ''as is''.

20. 2026-02-12
    price $122,900 294-char remark

    Show marketing remark (294 chars)

    Cory Rawson School district. A Two Story detached dwelling with 3 bedrooms, 1 and half bathrooms, an open covered porch, living room, dining room, kitchen. and a detached 22x24 garage. All offers must have a minimum ED of $1000. Plus, proof of funds or pre-qualification letter. Sold ''as is''.

21. 2026-01-07
    listed $129,900 Active 294-char remark

    Show marketing remark (294 chars)

    Cory Rawson School district. A Two Story detached dwelling with 3 bedrooms, 1 and half bathrooms, an open covered porch, living room, dining room, kitchen. and a detached 22x24 garage. All offers must have a minimum ED of $1000. Plus, proof of funds or pre-qualification letter. Sold ''as is''.

22. 2025-10-14
    price $134,000 432-char remark

    Show marketing remark (432 chars)

    Small town living! Downstairs features a spacious front living room with hardwood floors, a half bath, a second living space or large dining room which opens up to a cozy kitchen with washer and dryer / pantry closet. Upstairs you'll find plenty of storage for an older home in the large full bathroom and three bedrooms. Exit through the mudroom downstairs and find a large two car garage, back paver patio, and fenced in backyard!

23. 2022-07-07
    soldstatus $134,000
24. 2022-06-30
    soldstatus $134,000 Closed 432-char remark

    Show marketing remark (432 chars)

    Small town living! Downstairs features a spacious front living room with hardwood floors, a half bath, a second living space or large dining room which opens up to a cozy kitchen with washer and dryer / pantry closet. Upstairs you'll find plenty of storage for an older home in the large full bathroom and three bedrooms. Exit through the mudroom downstairs and find a large two car garage, back paver patio, and fenced in backyard!

25. 2022-06-29
    status Pending 432-char remark

    Show marketing remark (432 chars)

    Small town living! Downstairs features a spacious front living room with hardwood floors, a half bath, a second living space or large dining room which opens up to a cozy kitchen with washer and dryer / pantry closet. Upstairs you'll find plenty of storage for an older home in the large full bathroom and three bedrooms. Exit through the mudroom downstairs and find a large two car garage, back paver patio, and fenced in backyard!

26. 2022-05-31
    historical Contingent 432-char remark

    Show marketing remark (432 chars)

    Small town living! Downstairs features a spacious front living room with hardwood floors, a half bath, a second living space or large dining room which opens up to a cozy kitchen with washer and dryer / pantry closet. Upstairs you'll find plenty of storage for an older home in the large full bathroom and three bedrooms. Exit through the mudroom downstairs and find a large two car garage, back paver patio, and fenced in backyard!

27. 2022-05-26
    listed $134,900 Active 432-char remark

    Show marketing remark (432 chars)

    Small town living! Downstairs features a spacious front living room with hardwood floors, a half bath, a second living space or large dining room which opens up to a cozy kitchen with washer and dryer / pantry closet. Upstairs you'll find plenty of storage for an older home in the large full bathroom and three bedrooms. Exit through the mudroom downstairs and find a large two car garage, back paver patio, and fenced in backyard!

28. 2010-11-12
    historical
29. 2010-11-12
    historical
30. 2010-09-07
    listed $74,900
31. 2010-09-07
    listed $74,900
32. 2006-06-30
    soldstatus $56,500

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$83/yr (+$7/mo · 6.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $16,426
• − Mortgage interest: −$5,596
• − Property taxes: −$1,392
• − Insurance: −$500
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,906
• Taxable income: $3,404
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,981/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: Cory-Rawson Local
• NCES district ID: 3904743
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $59,252
• Composite: 44.08/100
• National rank: #2875
• State rank: #416 of 656 in OH

Livability — Rawson

• Score: 65/100
• State rank: #699
• US rank: #12504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rawson, OH
• County: Hancock · 68,814 people
• Population (ZIP): 1,704
• Household income: $65,375
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 4.8

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% English 3% American 2%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.38%
• Current HPI: 198.2591
• 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

+76.8% since first listed

16 events — show timeline

• 2026-05-16 Relisted — WCARE
• 2026-05-16 Price Changed $99,900 WCARE
• 2026-03-28 Price Changed $109,900 WCARE
• 2026-02-12 Price Changed $122,900 WCARE
• 2026-01-07 Listed $129,900 WCARE
• 2025-10-14 Price Changed $134,000 NORIS
• 2022-07-07 Sold (Public Records) $134,000 Public Records
• 2022-06-30 Sold (MLS) $134,000 NORIS
• 2022-06-29 Pending — NORIS
• 2022-05-31 Contingent — NORIS
• 2022-05-26 Listed $134,900 NORIS
• 2010-11-12 Listing Removed — NORIS
• 2010-11-12 Listing Removed — NORIS
• 2010-09-07 Listed $74,900 NORIS
• 2010-09-07 Listed $74,900 NORIS
• 2006-06-30 Sold (Public Records) $56,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,392 · +6.0% YoY. Source: county tax records.