5254 Dietrich Ave · Commercial Point, OH 43146

$349,900

4 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 17 Days on market

Built 2002 0.26 ac lot $224/sqft · 20% below area Est $435k · 20% under $42/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +8.2/30.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely, well maintained home in welcoming Southern Point! Sits within the highly sought after Teays Valley school system! Replaced roof, furnace, A/C, HWT, sump pump w/ battery backup, stove, microwave, dishwasher, new flooring in upstairs bath, and radon mitigation completed. Home is also equipped with water softener and reverse osmosis system! Huge backyard with enormous deck and firepit for outdoor fun. Enjoy your community w/ walking paths, stocked pond for fishing, Olympic size pool, and 3 playgrounds! Partial basement is unfinished, but a ton of storage space! You will love this home and all the amenities the community provides. Minutes from Grove City and 270 & I-71.

Key facts

• 0.26 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Located in the Southern Point subdivision, Scioto township
• HOA & community: Homeowners association with amenities including pool, park, bike/walk path and sidewalks; Association fee $125 quarterly

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family home; Two stories; Built in 2002; No shared/common walls
• Construction: Block foundation
• Exterior features: Deck; Fenced yard

Interior

• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom (3 total)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial basement; Insulated windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (26.5% below list).
• Recommended offer: $257k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.3% in Commercial Point — 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 72/100 on livability (#388 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Scioto Elementary School (math 71% / reading 71%, grade A-, #371 of 1,584 statewide, top 24%, 640 students, 21% FRL); Teays Valley West Middle School (math 67% / reading 64%, grade A-, #186 of 654 statewide, top 29%, 534 students, 18% FRL); Teays Valley High School (math 50% / reading 70%, grade C+, #239 of 781 statewide, top 31%, 1,196 students, 22% FRL).
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $257,100 (26.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 11.3

CMA / ARV

• ARV (median comp): $435,096
• List price: $349,900
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5254 Dietrich Ave	0.00mi	4/2.5	1,560 (0%)	0mo	$352,900	$226	100
298 Shady Hollow Dr	0.06mi	3/2.0 (-1)	1,635 (+5%)	0mo	$406,500	$249	82
5261 Dietrich Ave	0.03mi	4/3.5	1,682 (+8%)	4mo	$338,500	$201	78
5384 Horseshoe Dr N	0.22mi	3/2.5 (-1)	1,584 (+2%)	7mo	$294,900	$186	76
302 Shady Hollow Dr	0.06mi	4/2.0	1,786 (+14%)	3mo	$399,900	$224	68
4956 Durrett Rd	0.47mi	3/2.0 (-1)	1,552 (-0%)	4mo	$278,500	$179	67
5765 Boucher Dr	0.50mi	4/2.5	1,536 (-2%)	12mo	$349,900	$228	64
5710 Boucher Dr	0.45mi	3/2.5 (-1)	1,608 (+3%)	7mo	$320,000	$199	63
4956 Durrett Rd	0.47mi	3/1.0 (-1)	1,552 (-0%)	10mo	$170,500	$110	58
5155 Horseshoe Dr S	0.15mi	3/2.5 (-1)	1,709 (+10%)	17mo	$350,000	$205	58
5550 Stevens Dr	0.31mi	3/3.0 (-1)	1,780 (+14%)	8mo	$338,900	$190	48
5610 Boucher Dr	0.35mi	3/2.5 (-1)	1,334 (-14%)	10mo	$360,000	$270	46

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-77,585
• Equity at exit: $52,171

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-94,446
• Equity at exit: $30,253

Cash invested: $97,972 (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 43146

• Home prices YoY: -26.8%
• Active inventory: 27
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,571 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$146
• HOA: −$42
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-328

Break-even live

Break-even rent $2,986

Max offer price $291,963

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-229	+0% $-328	+5% $-427	+10% $-526
Rent	-10% $-531	-5% $-430	+0% $-328	+5% $-226	+10% $-125
Rate	-1.0pp $-152	-0.5pp $-239	base $-328	+0.5pp $-419	+1.0pp $-511

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5584 Lanterns Way Orient, OH	3.0	2.5	1928	$2,571	$1.33	3d	1	0.48mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: waterlandscapingpool

Listing history 15 events

1. 2026-05-12
   historical Contingent 1115-char remark
2. 2026-05-09
   listed $349,900 Active 1115-char remark
3. 2026-05-07
   historical $349,900 1115-char remark
4. 2023-06-22
   soldstatus $318,000
5. 2023-06-16
   soldstatus $318,000 Closed 691-char remark

   Show marketing remark (691 chars)

   Lovely, well maintained home in welcoming Southern Point! Sits within the highly sought after Teays Valley school system! Replaced roof, furnace, A/C, HWT, sump pump w/ battery backup, stove, microwave, dishwasher, new flooring in upstairs bath, and radon mitigation completed. Home is also equipped with water softener and reverse osmosis system! Huge backyard with enormous deck and firepit for outdoor fun. Enjoy your community w/ walking paths, stocked pond for fishing, Olympic size pool, and 3 playgrounds! Partial basement is unfinished, but a ton of storage space! You will love this home and all the amenities the community provides. Minutes from Grove City and 270 & I-71.

6. 2023-05-17
   historical Contingent Finance and Inspection 691-char remark

   Show marketing remark (691 chars)

   Lovely, well maintained home in welcoming Southern Point! Sits within the highly sought after Teays Valley school system! Replaced roof, furnace, A/C, HWT, sump pump w/ battery backup, stove, microwave, dishwasher, new flooring in upstairs bath, and radon mitigation completed. Home is also equipped with water softener and reverse osmosis system! Huge backyard with enormous deck and firepit for outdoor fun. Enjoy your community w/ walking paths, stocked pond for fishing, Olympic size pool, and 3 playgrounds! Partial basement is unfinished, but a ton of storage space! You will love this home and all the amenities the community provides. Minutes from Grove City and 270 & I-71.

7. 2023-05-15
   listed $309,000 Active 691-char remark

   Show marketing remark (691 chars)

   Lovely, well maintained home in welcoming Southern Point! Sits within the highly sought after Teays Valley school system! Replaced roof, furnace, A/C, HWT, sump pump w/ battery backup, stove, microwave, dishwasher, new flooring in upstairs bath, and radon mitigation completed. Home is also equipped with water softener and reverse osmosis system! Huge backyard with enormous deck and firepit for outdoor fun. Enjoy your community w/ walking paths, stocked pond for fishing, Olympic size pool, and 3 playgrounds! Partial basement is unfinished, but a ton of storage space! You will love this home and all the amenities the community provides. Minutes from Grove City and 270 & I-71.

8. 2018-07-25
   soldstatus $218,000
9. 2018-07-19
   soldstatus $218,000 Closed

   Show marketing remark (419 chars)

   Welcome to 5254 Dietrich Avenue located in the beautiful Southern Point community! This beautiful 2 story home features 4 spacious bedrooms, 2 and 1/2 baths, dining room, eating area, wood flooring, large back yard, deck and much more. The community offers a pool, stocked pond for fishing, parks, and walking paths. No showings or offers accepted until after the Open House scheduled for Sunday, April 29, 2018, 1-3pm.

10. 2018-05-13
    historical Contingent Finance and Inspection

    Show marketing remark (419 chars)

    Welcome to 5254 Dietrich Avenue located in the beautiful Southern Point community! This beautiful 2 story home features 4 spacious bedrooms, 2 and 1/2 baths, dining room, eating area, wood flooring, large back yard, deck and much more. The community offers a pool, stocked pond for fishing, parks, and walking paths. No showings or offers accepted until after the Open House scheduled for Sunday, April 29, 2018, 1-3pm.

11. 2018-04-23
    listed $225,000 Active

    Show marketing remark (419 chars)

    Welcome to 5254 Dietrich Avenue located in the beautiful Southern Point community! This beautiful 2 story home features 4 spacious bedrooms, 2 and 1/2 baths, dining room, eating area, wood flooring, large back yard, deck and much more. The community offers a pool, stocked pond for fishing, parks, and walking paths. No showings or offers accepted until after the Open House scheduled for Sunday, April 29, 2018, 1-3pm.

12. 2015-03-31
    soldstatus $165,000
13. 2015-03-23
    soldstatus $165,000
14. 2015-01-31
    historical
15. 2015-01-19
    listed $169,000

ⓘ 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: $4,036 · $336/mo
• Projected year-2 tax: $4,747 · $396/mo
• Expected delta: +$711/yr (+$59/mo · 17.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $30,852
• − Mortgage interest: −$19,600
• − Property taxes: −$4,036
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$504
• − Depreciation: −$10,179
• Taxable loss: −$10,153
• Est. tax savings @ 24.0%: +$2,437
• After-tax cash flow: $-1,499/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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Commercial Point

• Score: 72/100
• State rank: #388
• US rank: #6304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickaway · 57,589 people
• City population: 2,764
• Metro: Columbus, OH
• Population (ZIP): 13,325
• Household income: $73,904
• Rent vs Own: 13.1% rent · 86.9% own

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Iranian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.05%
• Current HPI: 271.1768
• 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

+108.8% since first listed

17 events — show timeline

• 2026-06-11 Sold (MLS) $352,900 CBRMLS
• 2026-05-27 Pending — CBRMLS
• 2026-05-12 Contingent — CBRMLS
• 2026-05-09 Listed $349,900 CBRMLS
• 2026-05-07 Coming Soon $349,900 CBRMLS
• 2023-06-22 Sold (Public Records) $318,000 Public Records
• 2023-06-16 Sold (MLS) $318,000 CBRMLS
• 2023-05-17 Contingent — CBRMLS
• 2023-05-15 Listed $309,000 CBRMLS
• 2018-07-25 Sold (Public Records) $218,000 Public Records
• 2018-07-19 Sold (MLS) $218,000 CBRMLS
• 2018-05-13 Contingent — CBRMLS
• 2018-04-23 Listed $225,000 CBRMLS
• 2015-03-31 Sold (Public Records) $165,000 Public Records
• 2015-03-23 Sold (MLS) $165,000 CBRMLS
• 2015-01-31 Listing Removed — CBRMLS
• 2015-01-19 Listed $169,000 CBRMLS

Property tax history

+7.9%/yr

Latest (2025): $4,036 · -1.3% YoY. Source: county tax records.