110 Plum St · Danville, OH 43014

$150,000

2 bd · 1.0 ba · 1,354 sqft · SingleFamily public records · 39 Days on market

Built 1930 8,712 sqft lot $111/sqft · 24% below area Est $153k · at est.

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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).

• Cash flow +11.8/30.0
• ARV discount +8.5/15.0
• Schools +5.3/10.0
• Appreciation +5.2/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Darling little home with lots of perks! Eat-in kitchen plus LR, DR, small main floor BR/office and main floor laundry. Located on quiet corner lot in Village of Danville, this home is so affordable yet in great condition! Front porch, like new yard shed, off-street parking and lo-maintenance vinyl siding make this home a great deal. Newer forced-air gas furnace, and wood floors. Call today and see how easy owning your own home can be!

Key facts

• Guest space
• Entertaining area
• Hobby room

Tags

• CORNER LOT
• OUTDOOR SPACE
• HOME OFFICE
• HOBBY ROOM
• GUEST SPACE
• ENTERTAINING AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Fenced yard; Shed(s)

Interior

• Heating & cooling: Natural gas heating; Has heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (26.3% below list).
• Recommended offer: $111k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#682 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Danville Local (rural): math 53% / reading 72% proficiency, ranked #258 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Danville Elementary School (math 57% / reading 67%, grade B, #590 of 1,584 statewide, top 41%, 366 students, 37% FRL); Danville High School (math 52% / reading 77%, grade B-, #164 of 781 statewide, top 24%, 242 students, 44% FRL).
• Market conditions: 10 active listings in the ZIP; 195 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $705 appreciation (0.5% local appreciation)).
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,503 (26.3% 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 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (median comp): $153,459
• List price: $150,000
• Delta: -2.25%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Plum St	0.08mi	2/1.0	1,464 (+8%)	10mo	$135,000	$92	74
228 E Walnut St	0.24mi	3/2.0 (+1)	1,385 (+2%)	4mo	$285,000	$206	73
10 S Mickley St	0.22mi	3/2.5 (+1)	1,344 (-1%)	14mo	$220,000	$164	65
9 E South St	0.10mi	3/1.5 (+1)	1,152 (-15%)	3mo	$150,000	$130	61
27417 Buckeye Rd	0.51mi	2/1.0	1,308 (-3%)	16mo	$95,000	$73	57
105 Hillcrest Dr	0.19mi	3/2.0 (+1)	1,500 (+11%)	9mo	$330,000	$220	57
27450 Black Rd	0.35mi	3/1.5 (+1)	1,288 (-5%)	15mo	$242,000	$188	56
108 Hillcrest Dr	0.24mi	3/2.0 (+1)	1,450 (+7%)	15mo	$350,000	$241	56
6 Linwood St	0.02mi	3/1.0 (+1)	1,152 (-15%)	19mo	$145,496	$126	53
204 Ross St	0.55mi	3/1.0 (+1)	1,470 (+9%)	13mo	$126,500	$86	44

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

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.91×
• Total profit: $-3,756
• Equity at exit: $47,114

10-year hold

• IRR: 3.5%
• Equity multiple: 1.40×
• Total profit: $16,608
• Equity at exit: $59,557

Cash invested: $42,000 (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 43014

• Home prices YoY: 0.2%
• Active inventory: 10
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-42

Break-even live

Break-even rent $1,158

Max offer price $142,636

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $1	+0% $-42	+5% $-84	+10% $-127
Rent	-10% $-129	-5% $-85	+0% $-42	+5% $2	+10% $46
Rate	-1.0pp $34	-0.5pp $-4	base $-42	+0.5pp $-81	+1.0pp $-120

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $150,000 Active 39 DOM
2. 2026-06-21
   days on market $150,000 Active 38 DOM
3. 2026-06-18
   days on market $150,000 Active 36 DOM
4. 2026-06-17
   days on market $150,000 Active 35 DOM
5. 2026-06-16
   days on market $150,000 Active 34 DOM
6. 2026-06-15
   days on market $150,000 Active 33 DOM
7. 2026-06-14
   price $150,000 Active 31 DOM
8. 2026-06-13
   days on market $165,000 Active 31 DOM
9. 2026-06-12
   days on market $165,000 Active 30 DOM
10. 2026-06-09
    days on market $165,000 Active 27 DOM
11. 2026-06-08
    days on market $165,000 Active 26 DOM
12. 2026-06-08
    days on market $165,000 Active 25 DOM
13. 2026-06-05
    days on market $165,000 Active 23 DOM
14. 2026-06-04
    days on market $165,000 Active 21 DOM
15. 2026-06-02
    days on market $165,000 Active 20 DOM
16. 2026-06-01
    days on market $165,000 Active 19 DOM
17. 2026-05-31
    days on market $165,000 Active 18 DOM
18. 2026-05-15
    status Active 1442-char remark
19. 2026-05-15
    historical Active Under Contract 1442-char remark
20. 2026-05-13
    listed $165,000 Active 1442-char remark
21. 2024-05-23
    historical 438-char remark

    Show marketing remark (438 chars)

    Darling little home with lots of perks! Eat-in kitchen plus LR, DR, small main floor BR/office and main floor laundry. Located on quiet corner lot in Village of Danville, this home is so affordable yet in great condition! Front porch, like new yard shed, off-street parking and lo-maintenance vinyl siding make this home a great deal. Newer forced-air gas furnace, and wood floors. Call today and see how easy owning your own home can be!

22. 2022-08-31
    soldstatus $131,000
23. 2022-07-29
    soldstatus $131,000 Closed

    Show marketing remark (365 chars)

    Small town charmer, coming right up! Just steps from Main St in quaint Danville, OH -- you'll love relaxing on your front porch and sprawling out on the spacious first floor of this adorable Cape Cod! The large backyard with mature trees give your furry family room to roam, and shade for all those afternoon naps! You are not going to want to miss out on this one!

24. 2022-06-05
    historical Contingent Finance and Inspection

    Show marketing remark (365 chars)

    Small town charmer, coming right up! Just steps from Main St in quaint Danville, OH -- you'll love relaxing on your front porch and sprawling out on the spacious first floor of this adorable Cape Cod! The large backyard with mature trees give your furry family room to roam, and shade for all those afternoon naps! You are not going to want to miss out on this one!

25. 2022-06-04
    listed $119,900 Active

    Show marketing remark (365 chars)

    Small town charmer, coming right up! Just steps from Main St in quaint Danville, OH -- you'll love relaxing on your front porch and sprawling out on the spacious first floor of this adorable Cape Cod! The large backyard with mature trees give your furry family room to roam, and shade for all those afternoon naps! You are not going to want to miss out on this one!

26. 2022-06-02
    historical $119,900

    Show marketing remark (365 chars)

    Small town charmer, coming right up! Just steps from Main St in quaint Danville, OH -- you'll love relaxing on your front porch and sprawling out on the spacious first floor of this adorable Cape Cod! The large backyard with mature trees give your furry family room to roam, and shade for all those afternoon naps! You are not going to want to miss out on this one!

27. 2018-04-03
    soldstatus $55,000
28. 2018-04-03
    soldstatus $55,000
29. 2018-02-20
    listed $55,000 438-char remark

    Show marketing remark (438 chars)

    Darling little home with lots of perks! Eat-in kitchen plus LR, DR, small main floor BR/office and main floor laundry. Located on quiet corner lot in Village of Danville, this home is so affordable yet in great condition! Front porch, like new yard shed, off-street parking and lo-maintenance vinyl siding make this home a great deal. Newer forced-air gas furnace, and wood floors. Call today and see how easy owning your own home can be!

30. 2018-02-20
    listed $55,000

    Show marketing remark (438 chars)

    Darling little home with lots of perks! Eat-in kitchen plus LR, DR, small main floor BR/office and main floor laundry. Located on quiet corner lot in Village of Danville, this home is so affordable yet in great condition! Front porch, like new yard shed, off-street parking and lo-maintenance vinyl siding make this home a great deal. Newer forced-air gas furnace, and wood floors. Call today and see how easy owning your own home can be!

31. 2002-07-01
    soldstatus $67,500
32. 2000-10-20
    soldstatus $51,850

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$777/yr (+$65/mo · 98.8%)

ⓘ 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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,260
• − Mortgage interest: −$8,402
• − Property taxes: −$787
• − Insurance: −$750
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$4,364
• Taxable loss: −$3,164
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $259/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: Danville Local
• NCES district ID: 3904783
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 72% ▼ -3.00%
• Median HH income: $45,810
• Composite: 52.67/100
• National rank: #1553
• State rank: #258 of 656 in OH

Livability — Danville

• Score: 66/100
• State rank: #682
• US rank: #11972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danville, OH
• County: Knox · 63,297 people
• Population (ZIP): 4,185
• Household income: $63,239
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 0.8

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Asian 1%
• Common ancestry: Iranian 8% Lithuanian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 73% English-only · German/W. Germanic 26%

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: ▲ 0.47%
• Current HPI: 236.17
• 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

+189.3% since first listed

18 events — show timeline

• 2026-06-14 Price Changed $150,000 KCBOR
• 2026-05-28 Relisted — KCBOR
• 2026-05-21 Contingent — KCBOR
• 2026-05-15 Relisted — KCBOR
• 2026-05-15 Contingent — KCBOR
• 2026-05-13 Listed $165,000 KCBOR
• 2024-05-23 Delisted — KCBOR
• 2022-08-31 Sold (Public Records) $131,000 Public Records
• 2022-07-29 Sold (MLS) $131,000 CBRMLS
• 2022-06-05 Contingent — CBRMLS
• 2022-06-04 Listed $119,900 CBRMLS
• 2022-06-02 Coming Soon $119,900 CBRMLS
• 2018-04-03 Sold (Public Records) $55,000 Public Records
• 2018-04-03 Sold (MLS) $55,000 CBRMLS
• 2018-02-20 Listed $55,000 CBRMLS
• 2018-02-20 Listed $55,000 KCBOR
• 2002-07-01 Sold (Public Records) $67,500 Public Records
• 2000-10-20 Sold (Public Records) $51,850 Public Records

Property tax history

+5.4%/yr

Latest (2025): $787 · -0.1% YoY. Source: county tax records.