7521 Mingo-lewisburg Rd. Rd · North Lewisburg, OH 43060

$465,000

2 bd · 1.0 ba · 1,386 sqft · Manufactured public records · 14 Days on market

Built 1972 10 ac lot

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your own private countryside retreat! Nestled on 10.20 beautiful acres in North Lewisburg, this charming 3 BR/2 BA ranch offers the perfect blend of comfort, nature and peaceful living. Surrounded by mature woods, open fields and abundant wildlife, the property features a fully stocked pond, scenic creek at the rear of the property and cleared walking paths winding through the woods for easy exploration. Inside, you'll find an enclosed front porch, cozy living room, spacious owner's suite with full bath, updated kitchen with granite countertops and appliances, 1st floor laundry, dining space and a bright sunroom overlooking the pond and wooded views. Outside includes a 30x40 barn with electric and workshop space on concrete and gravel flooring, 12x20 shed with electric, additional shed with chicken coop/stall and a 12x12 lofted shed, plus a recently resealed circular blacktop drive. Don't miss out on a truly peaceful property where every season brings its own beauty.

Key facts

• Fully stocked pond
• 10.20 acres
• Updated kitchen

Tags

• 10.20 ACRES
• FULLY STOCKED POND
• SCENIC CREEK
• CLEARED WALKING PATHS
• ENCLOSED FRONT PORCH
• UPDATED KITCHEN

Property features AI

Finance

• Other: Additional parcel included (parcel L43-12-00-60-06-015-00); Approximately 10.2-acre wooded lot; on waterfront

Exterior

• Parking: Attached garage with garage door opener; Three garage spaces; Farm building parking access
• Utilities: Private sewer; Well water
• Home design: Single-family residence; One level; Built in 1972; No shared/common walls; Suitable for farm use
• Construction: Block foundation
• Exterior features: Dock; Patio; Shed(s) and outbuilding

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (propane)
• Interior features: Crawl space basement; Water view from the lot

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $465k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (38.0% below list).
• Recommended offer: $288k (38.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#672 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Triad Local (rural): math 61% / reading 61% proficiency, ranked #255 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).
• At $2,882/mo this rent would consume 56% of the median local household income ($62k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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 $288,216 (38.0% 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. Built in 1972 — 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. 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: 0.62% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.20×
• Total profit: $-103,653
• Equity at exit: $69,333

10-year hold

• IRR: -18.1%
• Equity multiple: 0.02×
• Total profit: $-127,430
• Equity at exit: $40,205

Cash invested: $130,200 (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 43060

• Home prices YoY: -19.3%
• Active inventory: 7
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,882 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-440

Break-even live

Break-even rent $3,439

Max offer price $387,223

Occupancy floor —

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $465,000 Active 14 DOM
2. 2026-06-17
   days on market $465,000 Active 13 DOM
3. 2026-06-16
   days on market $465,000 Active 12 DOM
4. 2026-06-15
   days on market $465,000 Active 11 DOM
5. 2026-06-13
   days on market $465,000 Active 9 DOM
6. 2026-06-13
   days on market $465,000 Active 8 DOM
7. 2026-06-09
   days on market $465,000 Active 5 DOM
8. 2026-06-08
   days on market $465,000 Active 4 DOM
9. 2026-06-07
   days on market $465,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $465,000 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: $1,019 · $85/mo
• Projected year-2 tax: $4,137 · $345/mo
• Expected delta: +$3,117/yr (+$260/mo · 305.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $34,586
• − Mortgage interest: −$26,047
• − Property taxes: −$1,019
• − Insurance: −$2,325
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − Depreciation: −$13,527
• Taxable loss: −$13,866
• Est. tax savings @ 24.0%: +$3,328
• After-tax cash flow: $-1,955/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: Triad Local
• NCES district ID: 3904620
• Math proficiency: 61% ▼ -9.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $60,419
• Composite: 52.91/100
• National rank: #1531
• State rank: #255 of 656 in OH

Livability — North Lewisburg

• Score: 66/100
• State rank: #672
• US rank: #11848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Champaign · 37,359 people
• Population (ZIP): 2,385
• Household income: $61,776
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 5.0

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 4% Italian 4% Serbian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.71%
• Current HPI: 266.8896
• 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

+55.1% since first listed

19 events — show timeline

• 2026-06-04 Listed $465,000 SVAR
• 2026-06-03 Listed $465,000 CBRMLS
• 2022-07-08 Sold (Public Records) $1,025,000 Public Records
• 2022-06-22 Sold (MLS) $275,000 WRIST
• 2022-06-22 Sold (MLS) $275,000 Dayton MLS
• 2022-06-22 Sold (MLS) $275,000 Dayton MLS
• 2022-06-22 Sold (MLS) $275,000 CBRMLS
• 2022-06-20 Pending — Dayton MLS
• 2022-06-13 Contingent — Dayton MLS
• 2022-06-13 Pending — WRIST
• 2022-06-13 Pending — CBRMLS
• 2022-06-04 Listed $299,900 CBRMLS
• 2022-06-03 Relisted — WRIST
• 2022-06-03 Relisted — Dayton MLS
• 2022-05-31 Listing Removed — Dayton MLS
• 2022-05-31 Coming Soon $299,900 CBRMLS
• 2022-05-31 Listed $299,900 WRIST
• 2022-05-31 Listing Removed — WRIST
• 2022-05-31 Listed $299,900 Dayton MLS

Property tax history

-3.9%/yr

Latest (2025): $1,019 · +0.0% YoY. Source: county tax records.