132 N Westmoor Ave · Newark, OH 43055

$160,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 9 Days on market

Built 1940 0.75 ac lot Est $193k · 17% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• 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

Great home, near the hospital, shopping and St. Rt. 16. Beautiful woodwork gives this home lots of character. Freshly painted, newer roof, siding, & windows. Spacious 'L' shaped 3/4 acre lot. Vacant & super easy to show.

Key facts

• 3-bedroom layout
• Renovation project
• 0.75 acre lot

Tags

• 3-BEDROOM LAYOUT
• RENOVATION PROJECT

Property features AI

Finance

• Other: Standard listing conditions

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; No shared/common walls; Built in 1940
• Construction: Block foundation
• Exterior features: Block foundation; 0.75-acre lot

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Wood flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Insulated windows; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $210 ($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 $160k (0.1% below list).
• Recommended offer: $160k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,855

Questions for the listing agent

1. Built in 1940 — 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 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?
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: 1.00% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $192,672
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 N Westmoor Ave	0.12mi	2/1.0 (-1)	950 (+10%)	7mo	$155,000	$163	67
69 N Terrace Ave	0.25mi	3/1.0	988 (+14%)	2mo	$224,000	$227	63
109 Garrick St	0.27mi	3/1.5	900 (+4%)	20mo	$200,000	$222	62
54 S 33rd St	0.59mi	3/1.0	864 (0%)	14mo	$171,000	$198	61
1208 Wintermute Ave	0.49mi	2/1.0 (-1)	864 (0%)	14mo	$224,900	$260	60
111 Kemp St	0.47mi	3/1.0	979 (+13%)	8mo	$168,000	$172	49
183 S 36th St	0.56mi	2/1.0 (-1)	960 (+11%)	9mo	$224,000	$233	43
1723 Lakeview Dr	0.45mi	3/1.0	960 (+11%)	24mo	$214,500	$223	40
70 N 40th St	0.59mi	3/1.0	984 (+14%)	12mo	$215,000	$218	39
162 S 32nd St	0.71mi	2/1.0 (-1)	792 (-8%)	14mo	$193,500	$244	36

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-14,722
• Equity at exit: $23,857

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,293
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$839
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $210

Break-even live

Break-even rent $1,332

Max offer price $160,000

Occupancy floor 82%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S 32nd St Newark, OH	2.0	1.0	1100	$2,900	$2.64	3d	1	0.70mi
507 S 30th St Apt D Heath, OH	2.0	1.0	900	$1,195	$1.33	1d	1	1.00mi
1420 Londondale Pkwy Unit 911B Newark, OH	2.0	1.0	850	$1,300	$1.53	12d	1	1.05mi
2010 W Main St Newark, OH	1.0–2.0	1.0–2.0	852	$1,781	$2.09	1d	106	1.14mi
718 Rice St Newark, OH	2.0	1.0	924	$1,100	$1.19	1d	1	1.39mi
718 Rice St Newark, OH	2.0	1.0	924	$1,100	$1.19	23d	1	1.39mi

Listing history 6 events

1. 2026-05-10
   status Pending
2. 2026-04-30
   listed $160,000 Active
3. 2005-08-08
   soldstatus $80,000
4. 2005-08-04
   soldstatus $80,000 231-char remark

   Show marketing remark (231 chars)

   Great home, near the hospital, shopping and St. Rt. 16. Beautiful woodwork gives this home lots of character. Freshly painted, newer roof, siding, & windows. Spacious 'L' shaped 3/4 acre lot. Vacant & super easy to show.

5. 2005-07-05
   historical 231-char remark

   Show marketing remark (231 chars)

   Great home, near the hospital, shopping and St. Rt. 16. Beautiful woodwork gives this home lots of character. Freshly painted, newer roof, siding, & windows. Spacious 'L' shaped 3/4 acre lot. Vacant & super easy to show.

6. 2004-10-06
   listed $82,500 231-char remark

   Show marketing remark (231 chars)

   Great home, near the hospital, shopping and St. Rt. 16. Beautiful woodwork gives this home lots of character. Freshly painted, newer roof, siding, & windows. Spacious 'L' shaped 3/4 acre lot. Vacant & super easy to show.

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $2,130 · $177/mo
• Expected delta: +$366/yr (+$31/mo · 20.8%)

ⓘ 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 · 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: $19,183
• − Mortgage interest: −$8,962
• − Property taxes: −$1,763
• − Insurance: −$800
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,655
• Taxable loss: −$67
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,538/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

+93.9% since first listed

6 events — show timeline

• 2026-05-10 Pending — CBRMLS
• 2026-04-30 Listed $160,000 CBRMLS
• 2005-08-08 Sold (Public Records) $80,000 Public Records
• 2005-08-04 Sold (MLS) $80,000 CBRMLS
• 2005-07-05 Listing Removed — CBRMLS
• 2004-10-06 Listed $82,500 CBRMLS

Property tax history

+5.4%/yr

Latest (2025): $1,763 · +2.6% YoY. Source: county tax records.