246 S Lawn Ave · Bluffton, OH 45817

$199,000

3 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 5 Days on market

Built 1920 0.30 ac lot Est $209k · at est.

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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).

• Cash flow +20.6/30.0
• ARV discount +9.6/15.0
• Schools +6.7/10.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASE#413-534783. ALL PROPERTIES ARE SOLD AS IS CONDITION. HUD KEY OR LOCKBOX. EQUAL HOUSING OPPORTUNITY. INSURABILITY STATUS UI(UNINSURED), Under 1 Acre

Key facts

• Full basement
• Major updates
• Good-sized backyard

Tags

• MAJOR UPDATES
• DETACHED GARAGE
• FULL BASEMENT
• GOOD-SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $190k (4.4% below list).
• Recommended offer: $190k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 91/100 on livability (#7 in OH, #68 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Bluffton Exempted Village (town): math 79% / reading 77% proficiency, ranked #63 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Bluffton Elementary School (math 90% / reading 84%, grade A+, #44 of 1,584 statewide, top 3%, 542 students, 0% FRL); Bluffton Middle School (math 70% / reading 70%, grade A, #136 of 654 statewide, top 22%, 283 students, 58% FRL); Bluffton High School (math 72% / reading 82%, grade A-, #56 of 781 statewide, top 8%, 379 students, 16% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 88 units permitted in Allen 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 $6k of value loss. Plan a longer hold.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $28k; list at $199k implies a 623% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,152 (4.4% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.96% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $208,662
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 S Lawn Ave	0.12mi	3/1.0	1,412 (+12%)	2mo	$195,000	$138	72
135 Grove St	0.06mi	3/2.0	1,400 (+11%)	7mo	$270,900	$194	68
241 N Lawn Ave	0.42mi	2/1.0 (-1)	1,200 (-4%)	3mo	$180,000	$150	66
204 N Jackson St St	0.42mi	2/1.0 (-1)	1,249 (-1%)	12mo	$125,000	$100	65
427 S Jackson St	0.27mi	2/1.0 (-1)	1,194 (-5%)	14mo	$205,000	$172	63
130 Grove St	0.04mi	3/1.0	1,438 (+14%)	15mo	$229,900	$160	62
151 Riley St	0.50mi	3/1.5	1,298 (+3%)	12mo	$215,000	$166	60
656 S Main St	0.51mi	3/2.0	1,429 (+14%)	4mo	$220,000	$154	46
503 N Main St	0.57mi	2/1.0 (-1)	1,364 (+8%)	11mo	$159,900	$117	45
178 E Elm St	0.71mi	2/1.0 (-1)	1,176 (-6%)	16mo	$200,000	$170	38
329 Riley St	0.67mi	3/1.5	1,392 (+11%)	15mo	$239,900	$172	36
215 Hillcrest Dr	0.68mi	3/2.0	1,419 (+13%)	9mo	$285,000	$201	35

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,421
• Equity at exit: $29,672

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $8,082
• Equity at exit: $17,206

Cash invested: $55,720 (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 45817

• Home prices YoY: -33.5%
• Active inventory: 22
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $265

Break-even live

Break-even rent $1,566

Max offer price $199,000

Occupancy floor 81%

Sensitivity live

Price	-10% $378	-5% $321	+0% $265	+5% $209	+10% $152
Rent	-10% $115	-5% $190	+0% $265	+5% $340	+10% $415
Rate	-1.0pp $365	-0.5pp $316	base $265	+0.5pp $213	+1.0pp $161

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 Cherry St Bluffton, OH	3.0	1.0	1212	$2,295	$1.89	45d	1	0.60mi
44 Ohio 103 Unit 1 Bluffton, OH	3.0	2.0	1200	$1,300	$1.08	45d	1	0.91mi

Listing history 13 events

1. 2026-06-21
   statusdays on market $199,000 Contingent 5 DOM
2. 2026-06-19
   days on market $199,000 Active 3 DOM
3. 2026-06-18
   days on market $199,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   days on marketlisting id $199,000 Active 1 DOM
6. 2026-06-16
   days on market $199,000 Active 10 DOM
7. 2026-06-15
   days on market $199,000 Active 9 DOM
8. 2026-06-14
   days on market $199,000 Active 7 DOM
9. 2026-06-12
   days on market $199,000 Active 6 DOM
10. 2026-06-09
    days on market $199,000 Active 3 DOM
11. 2026-06-08
    days on market $199,000 Active 2 DOM
12. 2026-06-07
    remarks 280-char remark
13. 2026-06-07
    listed $199,000 Active 1 DOM

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $2,216 · $185/mo
• Expected delta: +$888/yr (+$74/mo · 66.9%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,818
• − Mortgage interest: −$11,147
• − Property taxes: −$1,328
• − Insurance: −$995
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$5,789
• Taxable loss: −$92
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $3,203/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: Bluffton Exempted Village
• NCES district ID: 3904521
• Math proficiency: 79% ▼ -8.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $59,825
• Composite: 66.95/100
• National rank: #398
• State rank: #63 of 656 in OH

Livability — Bluffton

• Score: 91/100
• State rank: #7
• US rank: #68

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluffton, OH
• County: Allen · 98,169 people
• Metro: Lima, OH
• Population (ZIP): 5,820
• Household income: $82,784
• Rent vs Own: 17.7% rent · 82.3% own

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.21%
• Current HPI: 206.5891
• 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

+298.0% since first listed

8 events — show timeline

• 2026-06-07 Listed $199,000 FSBO.com
• 2015-06-12 Sold (MLS) $27,514 WCARE
• 2014-11-05 Listed $64,050 WCARE
• 2010-01-04 Sold (Public Records) $76,400 Public Records
• 2009-08-13 Sold (Public Records) $80,000 Public Records
• 2007-01-08 Sold (Public Records) $80,000 Public Records
• 2000-07-21 Sold (Public Records) $85,000 Public Records
• 1996-05-16 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,328 · +0.0% YoY. Source: county tax records.