20 Conley Ave · Newark, OH 43055

$84,500

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 33 Days on market

Built 1906 5,227 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large kitchen with new cabinets, quiet street, deep garage 15' x 29' Private area with vacant field to the front of the house.

Key facts

• 5,227 sq ft lot
• Built 1906
• Listed 33 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; No shared/common walls; Built in 1906
• Exterior features: Other foundation

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 bathroom
• Heating & cooling: Central air; Wall unit(s); Forced air heating
• Interior features: Cellar basement; 1,110 total living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.2% in Newark — 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 69/100 on livability (#493 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D+, amenities F, commute F.
• Newark City (suburban): math 48% / reading 56% proficiency, ranked #431 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $84k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.93%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $189,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Poplar Ave	0.17mi	3/2.0	1,114 (+0%)	5mo	$208,500	$187	83
188 S 4th St	0.13mi	3/1.0	1,190 (+7%)	11mo	$110,000	$92	72
201 Laverne Dr	0.61mi	3/1.0	1,120 (+1%)	1mo	$265,000	$237	69
92 S 3rd St	0.17mi	4/1.0 (+1)	1,232 (+11%)	5mo	$142,000	$115	65
205 Jefferson St	0.71mi	3/1.0	1,082 (-2%)	3mo	$145,000	$134	60
592 Chelsea Rd	0.63mi	3/1.0	1,144 (+3%)	10mo	$225,000	$197	57
506 Edgemont Rd	0.55mi	2/1.0 (-1)	1,216 (+10%)	1mo	$235,000	$193	52
196 Mound St	0.56mi	3/1.0	1,014 (-9%)	9mo	$50,000	$49	52
24 Columbia St	0.66mi	2/1.0 (-1)	1,080 (-3%)	11mo	$185,000	$171	50
89 Prospect St	0.66mi	2/1.0 (-1)	1,040 (-6%)	10mo	$217,000	$209	46
30 Boner St	0.72mi	3/1.0	1,276 (+15%)	12mo	$136,000	$107	31
33 N 10th St	0.75mi	2/1.0 (-1)	1,262 (+14%)	11mo	$40,000	$32	28

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.62×
• Total profit: $14,557
• Equity at exit: $12,599

10-year hold

• IRR: 23.2%
• Equity multiple: 2.87×
• Total profit: $44,193
• Equity at exit: $7,306

Cash invested: $23,660 (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 43055

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $472

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 60%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Wilwood Ave Newark, OH	3.0	1.0	1205	$1,595	$1.32	1d	1	0.20mi
33 Jefferson St Newark, OH	2.0	1.0	1200	$1,300	$1.08	11d	1	0.38mi
63 N 4th St Newark, OH	3.0	1.0	1300	$1,350	$1.04	2d	1	0.45mi
63 N 4th St Unit 302 Newark, OH	3.0	1.0	1300	$1,350	$1.04	4d	1	0.45mi
71 W Locust St Newark, OH	2.0	1.0	1371	$1,225	$0.89	23d	1	0.48mi
8 N 8th St Unit 2 Newark, OH	3.0	1.0	1400	$1,400	$1.00	23d	1	0.51mi
150 N 1st St Newark, OH	3.0	1.0	1467	$1,300	$0.89	17d	1	0.58mi
290 W National Dr Unit A1 Newark, OH	2.0	1.0	900	$950	$1.06	1d	1	0.61mi
374 Seroco Ave Newark, OH	2.0	1.0	1100	$1,100	$1.00	10d	1	0.61mi
73 N 9th St Unit 73 Newark, OH	2.0	1.0	1250	$950	$0.76	23d	1	0.68mi
27 N Buena Vista St Newark, OH	3.0	2.0	1500	$1,300	$0.87	11d	1	0.69mi
202 N 11th St Newark, OH	2.0	1.0	1011	$1,195	$1.18	14d	1	0.93mi
270 Everett Ave Newark, OH	3.0	1.0	864	$1,425	$1.65	1d	1	0.98mi
51 Mill St Newark, OH	2.0	1.0	1024	$1,200	$1.17	1d	1	1.04mi
388 Indiana St Newark, OH	2.0	1.0	1200	$1,100	$0.92	1d	1	1.22mi
39 Charles St Newark, OH	3.0	1.5	1450	$1,649	$1.14	23d	1	1.46mi
718 Rice St Newark, OH	2.0	1.0	924	$1,100	$1.19	1d	1	1.46mi
718 Rice St Newark, OH	2.0	1.0	924	$1,100	$1.19	23d	1	1.46mi

Listing history 16 events

1. 2026-06-05
   statusdays on market $84,500 Pending 33 DOM
2. 2026-06-03
   pricedays on market $84,500 Active 32 DOM
3. 2026-06-02
   days on market $89,000 Active 31 DOM
4. 2026-06-01
   days on market $89,000 Active 30 DOM
5. 2026-05-31
   days on market $89,000 Active 29 DOM
6. 2026-05-17
   status Active
7. 2026-05-08
   historical Contingent
8. 2026-05-02
   listed $89,000 Active
9. 2008-11-12
   soldstatus $32,000
10. 2008-11-10
    soldstatus $32,000 126-char remark

    Show marketing remark (126 chars)

    Large kitchen with new cabinets, quiet street, deep garage 15' x 29' Private area with vacant field to the front of the house.

11. 2008-09-25
    historical 126-char remark

    Show marketing remark (126 chars)

    Large kitchen with new cabinets, quiet street, deep garage 15' x 29' Private area with vacant field to the front of the house.

12. 2007-12-11
    listed $36,000 126-char remark

    Show marketing remark (126 chars)

    Large kitchen with new cabinets, quiet street, deep garage 15' x 29' Private area with vacant field to the front of the house.

13. 2002-10-02
    soldstatus $35,000
14. 1993-12-17
    soldstatus $27,850
15. 1992-07-24
    soldstatus $23,000
16. 1992-06-25
    soldstatus $10,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0% 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: $16,036
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,458
• Taxable income: $4,589
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $4,560/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: Newark City
• NCES district ID: 3904445
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $38,662
• Composite: 43.33/100
• National rank: #3034
• State rank: #431 of 656 in OH

Livability — Newark

• Score: 69/100
• State rank: #493
• US rank: #8263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, OH
• County: Licking County · 109,194 people
• City population: 63,281
• Metro: Columbus, OH
• Population (ZIP): 63,281
• Household income: $63,974
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2269.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.54%
• Current HPI: 247.9425
• Rent YoY: ▲ 1.63%
• Metro: Columbus, OH
• 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

+724.1% since first listed

11 events — show timeline

• 2026-05-17 Relisted — CBRMLS
• 2026-05-08 Contingent — CBRMLS
• 2026-05-02 Listed $89,000 CBRMLS
• 2008-11-12 Sold (Public Records) $32,000 Public Records
• 2008-11-10 Sold (MLS) $32,000 CBRMLS
• 2008-09-25 Listing Removed — CBRMLS
• 2007-12-11 Listed $36,000 CBRMLS
• 2002-10-02 Sold (Public Records) $35,000 Public Records
• 1993-12-17 Sold (Public Records) $27,850 Public Records
• 1992-07-24 Sold (Public Records) $23,000 Public Records
• 1992-06-25 Sold (Public Records) $10,800 Public Records

Property tax history

+37.7%/yr

Latest (2025): $16,791 · +71.1% YoY. Source: county tax records.