5701-5719 Game Farm Rd · Urbana, OH 43078

$279,010

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 30 Days on market

Built 1955 2.79 ac lot $239/sqft · 70% above area Est $300k · 7% under

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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 +10.6/15.0
• Appreciation +10.0/10.0
• Schools +6.1/10.0
• Livability +3.6/5.0
• Cash flow +3.4/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Home sells by public auction on-site, to the highest bidder on Saturday June 6, 2026 at 10am. Listed sales price represents the County Auditors taxable value and does not reflect an appraisal amount or required bid. Great opportunity to own two homes on one piece of land. You can live in one home and rent out the other! The main home features two bedrooms, one bath with a large living room. Complete with a full, unfinished basement for storage. The rental home also features two bedrooms and one bath. It also has a nice sized living and separate dining room. Both residences have separate driveways and parking areas. There also is a two-car garage and plenty of space to enjoy on 2.791 acres

Key facts

• Two car garage
• 2.79 acre lot
• 2 garage spots

Tags

• TWO HOMES ON ONE PIECE OF LAND
• FULL UNFINISHED BASEMENT
• TWO CAR GARAGE

Property features AI

Exterior

• Parking: 2-car garage; Workshop in garage
• Utilities: Shared well water; Septic tank; Propane
• Home design: Single family residence; Residential property
• Construction: Built in 1955; Vinyl siding; Block foundation
• Exterior features: Porch; Deck; Outbuilding and shed(s); Residential lot

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Water softener (rented); Wood-burning fireplace; Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-851 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (53.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (58.7% below list).
• Recommended offer: $115k (58.7% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 3.3% in Urbana — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#404 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• West Liberty-Salem Local (rural): math 69% / reading 73% proficiency, ranked #136 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 91 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,268 (58.7% 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 1955 — 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. 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?
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: 0.41% ✗
• Cap rate: 2.63%
• Cash-on-cash: -13.07%
• DSCR: 0.42
• GRM: 20.2

CMA / ARV

• ARV (median comp): $299,770
• List price: $279,010
• Delta: -6.93%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.25×
• Total profit: $97,690
• Equity at exit: $251,354

10-year hold

• IRR: 14.8%
• Equity multiple: 5.23×
• Total profit: $330,120
• Equity at exit: $542,055

Cash invested: $78,123 (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 43078

• Home prices YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-851

Break-even live

Break-even rent $2,229

Max offer price $128,733

Occupancy floor —

Sensitivity live

Price	-10% $-693	-5% $-772	+0% $-851	+5% $-930	+10% $-1,009
Rent	-10% $-942	-5% $-896	+0% $-851	+5% $-805	+10% $-760
Rate	-1.0pp $-710	-0.5pp $-780	base $-851	+0.5pp $-923	+1.0pp $-997

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: $69,752
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $279,010 Pending 30 DOM
2. 2026-06-04
   days on market $279,010 Active 27 DOM
3. 2026-06-02
   days on market $279,010 Active 26 DOM
4. 2026-06-01
   days on market $279,010 Active 25 DOM
5. 2026-05-31
   days on market $279,010 Active 24 DOM
6. 2026-05-07
   listed $279,010 Active 1177-char remark

ⓘ 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: $2,183 · $182/mo
• Projected year-2 tax: $3,268 · $272/mo
• Expected delta: +$1,085/yr (+$90/mo · 49.7%)

ⓘ 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: $13,832
• − Mortgage interest: −$15,629
• − Property taxes: −$2,183
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$8,117
• Taxable loss: −$15,704
• Est. tax savings @ 24.0%: +$3,769
• After-tax cash flow: $-6,439/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: West Liberty-Salem Local
• NCES district ID: 3904621
• Math proficiency: 69% ▼ -10.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $58,466
• Composite: 61.0/100
• National rank: #800
• State rank: #136 of 656 in OH

Livability — Urbana

• Score: 71/100
• State rank: #404
• US rank: #6676

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): 19,985
• Household income: $72,500
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 8.2

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 24.22%
• Current HPI: 415.85
• 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

2 events — show timeline

• 2026-06-06 Pending — WRIST
• 2026-05-07 Listed $279,010 WRIST

Property tax history

+2.5%/yr

Latest (2025): $2,183 · +0.0% YoY. Source: county tax records.