174 Crabapple Dr · Apple Valley, OH 43028

$155,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 1 Days on market

Built 1996 0.75 ac lot Est $224k · 31% under $31/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Awaits in Orchard Hills! Split-Level on a Double Lot in East Knox Local SD Don't miss this well-priced split-level home nestled on a spacious double lot (~0.7 acre) in the Orchard Hills Subdivision of Howard Township, Knox County. Built in 1996, this 3-bedroom, 2-full-bath home offers 1,232 sq ft of finished living space plus a full 1,144 sq ft unfinished basement -- ready for your vision and packed with equity potential. The main and upper levels feature comfortable living areas, a functional kitchen, and three upstairs bedrooms, while the lower level provides a fourth bedroom and a family room. The master suite includes a private full en suite bath for added convenience. Majo

Key facts

• Double lot
• New water heater
• Brand new hvac

Tags

• DOUBLE LOT
• SPACIOUS OUTDOOR SPACE
• PRIVATE FULL EN SUITE BATH
• BRAND NEW HVAC
• NEW WATER HEATER
• RECENTLY REPAIRED ROOF

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $377

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Multi/split level; No shared/common walls; Built in 1996
• Construction: Block foundation
• Exterior features: Lot about 0.75 acre; Additional parcel: 23-00108.000

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Full basement; Living area approximately 1,232

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $10 ($119/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 $145k (6.5% below list).
• Recommended offer: $145k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.0% in Apple Valley — 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 65/100 on livability (#700 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• East Knox Local (rural): math 55% / reading 62% proficiency, ranked #302 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 195 units permitted in Knox 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.
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $129k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,000 (6.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $224,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Crabapple Dr	0.00mi	4/2.0 (+1)	1,232 (0%)	0mo	$165,000	$134	95
667 Winesap Cir	0.20mi	3/2.0	1,346 (+9%)	5mo	$267,500	$199	71
88 Baldwin Ct	0.12mi	3/2.5	1,292 (+5%)	20mo	$268,000	$207	68
1485 Apple Valley Dr	0.26mi	2/2.0 (-1)	1,190 (-3%)	12mo	$210,000	$176	67
1176 Apple Valley Dr	0.43mi	2/1.0 (-1)	1,200 (-3%)	6mo	$199,900	$167	61
93 Crabapple Ct	0.24mi	3/2.0	1,388 (+13%)	8mo	$190,000	$137	61
1137 Apple Valley Dr	0.52mi	3/2.0	1,344 (+9%)	2mo	$380,000	$283	59
551 Crabapple Dr	0.44mi	3/2.0	1,320 (+7%)	12mo	$240,000	$182	58
494 Crabapple Dr	0.50mi	2/2.0 (-1)	1,288 (+4%)	18mo	$200,000	$155	49
1601 Apple Valley Dr	0.60mi	4/3.0 (+1)	1,152 (-6%)	9mo	$264,000	$229	45
177 Northern Spy Dr	0.62mi	2/1.0 (-1)	1,092 (-11%)	2mo	$251,000	$230	42
220 Northern Spy Dr	0.67mi	2/2.0 (-1)	1,100 (-11%)	11mo	$190,000	$173	37

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-24,425
• Equity at exit: $23,111

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-20,208
• Equity at exit: $13,402

Cash invested: $43,400 (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 43028

• Home prices YoY: -32.1%
• Active inventory: 115
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$65
• HOA: −$31
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $10

Break-even live

Break-even rent $1,437

Max offer price $155,000

Occupancy floor 94%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
186 Crabapple Dr Howard, OH	2.0	1.5	1200	$1,450	$1.21	1d	1	0.02mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 7 events

1. 2026-05-25
   status Pending
2. 2026-05-25
   listed $155,000 Active
3. 2026-05-25
   listed $155,000 Active
4. 2005-05-04
   soldstatus $129,000
5. 2002-03-26
   soldstatus $119,000
6. 1999-06-07
   soldstatus $106,900
7. 1995-10-13
   soldstatus $8,250

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $2,726 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$8,682
• − Property taxes: −$2,726
• − Insurance: −$775
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$372
• − Depreciation: −$4,509
• Taxable loss: −$2,449
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $706/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: East Knox Local
• NCES district ID: 3910013
• Math proficiency: 55% ▼ -4.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $54,761
• Composite: 50.27/100
• National rank: #1888
• State rank: #302 of 656 in OH

Livability — Apple Valley

• Score: 65/100
• State rank: #700
• US rank: #12521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apple Valley, OH
• County: Knox · 63,297 people
• Population (ZIP): 8,063
• Household income: $89,543
• Rent vs Own: 9.3% rent · 90.7% own

Population outlook (Knox County) Hauer SSP2

• Today (2025): 60,036 people
• By 2030: 58,670 · -2.3%
• By 2040: 54,963 · -8.4%
• By 2050: 51,353 · -14.5%
• By 2075: 43,196 · -28.0%
• By 2100: 34,514 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 3% Romanian 2% Italian 2%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · German/W. Germanic 2% Chinese 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+44.9) · D 27.1% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.9pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.8 2016: R+38.2 2012: R+24.3 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.51%
• Current HPI: 304.1773
• 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

+1778.8% since first listed

7 events — show timeline

• 2026-05-25 Pending — CBRMLS
• 2026-05-25 Listed $155,000 KCBOR
• 2026-05-25 Listed $155,000 CBRMLS
• 2005-05-04 Sold (Public Records) $129,000 Public Records
• 2002-03-26 Sold (Public Records) $119,000 Public Records
• 1999-06-07 Sold (Public Records) $106,900 Public Records
• 1995-10-13 Sold (Public Records) $8,250 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,726 · -0.8% YoY. Source: county tax records.