537 Harrison St · Washington Court House, OH 43160

$49,900

3 bd · 1.5 ba · 1,648 sqft · SingleFamily public records · 62 Days on market

Built 1959 7,405 sqft lot $30/sqft · 80% below area

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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 +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in Washington Court House! This 3-bedroom, 1.5-bath fixer-upper offers 1,648 square feet of potential and is ready for your vision. Featuring a functional layout, spacious living areas, and a one-car attached garage, this home has solid bones and the space to create something special. Whether you're an investor searching for your next project or a buyer looking to build equity, the possibilities here are endless. Situated on a generous lot in an established neighborhood, this property is ideal for a renovation project, rental, or resale. With the right updates, it could truly shine. Bring your contractor and imagination--opportunities like this don't last long. Being sold as-is.

Key facts

• Generous lot
• Functional layout
• Renovation project

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• GENEROUS LOT
• ESTABLISHED NEIGHBORHOOD
• RENOVATION PROJECT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 2.5% in Washington Court House — 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 77/100 on livability (#191 in OH, #2,912 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Washington Court House City (town): math 54% / reading 54% proficiency, ranked #409 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fayette County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32; list at $50k implies a 155838% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.67% ✓
• Cap rate: 22.21%
• Cash-on-cash: 56.85%
• DSCR: 3.53
• GRM: 3.1

CMA / ARV

• ARV (median comp): $162,892
• List price: $49,900
• Delta: -66.30%
• 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
647 Harrison St	0.14mi	3/2.0	1,584 (-4%)	7mo	$192,000	$121	79
119 N Hinde St	0.39mi	3/2.0	1,631 (-1%)	6mo	$192,000	$118	73
710 S Fayette St	0.34mi	3/2.0	1,738 (+6%)	3mo	$260,000	$150	71
817 Comfort Ln	0.46mi	3/2.0	1,626 (-1%)	6mo	$275,000	$169	69
708 Damon Dr	0.59mi	3/1.5	1,592 (-3%)	3mo	$311,000	$195	65
558 Damon Dr	0.65mi	3/2.0	1,612 (-2%)	1mo	$252,000	$156	63
115 W Elm St	0.27mi	3/1.5	1,422 (-14%)	3mo	$183,000	$129	62
507 S North St	0.36mi	3/1.5	1,432 (-13%)	1mo	$190,000	$133	60
113 N Oakland Ave #49	0.55mi	4/2.0 (+1)	1,712 (+4%)	3mo	$198,900	$116	58
325 5th St	0.58mi	4/2.0 (+1)	1,773 (+8%)	3mo	$180,000	$102	51
410 N North St	0.73mi	2/2.0 (-1)	1,712 (+4%)	5mo	$59,300	$35	49
610 Belle Aire Pl	0.51mi	3/1.0	1,432 (-13%)	7mo	$220,000	$154	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: 55.3%
• Equity multiple: 3.44×
• Total profit: $34,124
• Equity at exit: $7,440

10-year hold

• IRR: 60.4%
• Equity multiple: 7.03×
• Total profit: $84,201
• Equity at exit: $4,314

Cash invested: $13,972 (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 43160

• Active inventory: 118
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $662

Break-even live

Break-even rent $495

Max offer price $49,900

Occupancy floor 45%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $49,900 Active 62 DOM
2. 2026-06-17
   days on market $49,900 Active 61 DOM
3. 2026-06-17
   price $49,900 Active 60 DOM
4. 2026-06-16
   days on market $54,900 Active 60 DOM
5. 2026-06-15
   days on market $54,900 Active 59 DOM
6. 2026-06-13
   days on market $54,900 Active 57 DOM
7. 2026-06-12
   days on market $54,900 Active 56 DOM
8. 2026-06-09
   days on market $54,900 Active 53 DOM
9. 2026-06-08
   days on market $54,900 Active 52 DOM
10. 2026-06-08
    days on market $54,900 Active 51 DOM
11. 2026-06-04
    days on market $54,900 Active 47 DOM
12. 2026-06-03
    price $54,900 Active 46 DOM
13. 2026-06-02
    days on market $59,900 Active 46 DOM
14. 2026-06-01
    days on market $59,900 Active 45 DOM
15. 2026-05-31
    days on market $59,900 Active 44 DOM
16. 2026-04-17
    listed $59,900 Active 706-char remark

    Show marketing remark (706 chars)

    Opportunity knocks in Washington Court House! This 3-bedroom, 1.5-bath fixer-upper offers 1,648 square feet of potential and is ready for your vision. Featuring a functional layout, spacious living areas, and a one-car attached garage, this home has solid bones and the space to create something special. Whether you're an investor searching for your next project or a buyer looking to build equity, the possibilities here are endless. Situated on a generous lot in an established neighborhood, this property is ideal for a renovation project, rental, or resale. With the right updates, it could truly shine. Bring your contractor and imagination--opportunities like this don't last long. Being sold as-is.

17. 2025-10-31
    soldstatus $32 Closed 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

18. 2025-10-06
    status Pending 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

19. 2025-09-25
    price $99,900 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

20. 2025-06-05
    price $114,900 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

21. 2025-02-27
    price $139,900 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

22. 2024-12-10
    price $144,900 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

23. 2024-11-08
    listed $149,900 Active 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

24. 2024-10-21
    historical $149,900 95-char remark

    Show marketing remark (95 chars)

    Investor special with 3-BR, 1.5BA, garage and basement. Property being sold in As-is-condition.

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,996
• − Mortgage interest: −$2,795
• − Property taxes: −$1,304
• − Insurance: −$250
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$1,452
• Taxable income: $7,637
• Est. tax owed @ 24.0%: −$1,833
• After-tax cash flow: $6,111/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: Washington Court House City
• NCES district ID: 3910011
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $36,060
• Composite: 44.77/100
• National rank: #2747
• State rank: #409 of 656 in OH

Livability — Washington Court House

• Score: 77/100
• State rank: #191
• US rank: #2912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington Court House, OH
• County: Fayette · 25,566 people
• City population: 21,966
• Population (ZIP): 21,966
• Household income: $57,475
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 6.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.13%
• Current HPI: 240.7307
• 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

-60.0% since first listed

9 events — show timeline

• 2026-04-17 Listed $59,900 CBRMLS
• 2025-10-31 Sold (MLS) $32 CBRMLS
• 2025-10-06 Pending — CBRMLS
• 2025-09-25 Price Changed $99,900 CBRMLS
• 2025-06-05 Price Changed $114,900 CBRMLS
• 2025-02-27 Price Changed $139,900 CBRMLS
• 2024-12-10 Price Changed $144,900 CBRMLS
• 2024-11-08 Listed $149,900 CBRMLS
• 2024-10-21 Coming Soon $149,900 CBRMLS

Property tax history

+3.1%/yr

Latest (2025): $1,304 · -1.9% YoY. Source: county tax records.