13775 Queen Rd NE · Fairfield Beach, OH 43076

$119,900

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 1 Days on market

Built 1900 7,840 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Court Ordered Sale by Private Selling Officer. Auction ends on March 17, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• Storage shed
• Detached garage
• 7,840 sq ft lot

Tags

• DETACHED GARAGE
• STORAGE SHED
• ELECTRIC IS FUNCTIONAL

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1900; No common walls
• Construction: Block and poured foundation
• Exterior features: Deck; Fenced yard

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Crawl space basement; Wood floors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 64/100 on livability (#806 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Walnut Township Local (suburban): math 57% / reading 66% proficiency, ranked #263 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; solid renter incomes; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $54k; list at $120k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $331,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13337 Queen Rd NE	0.43mi	3/2.0 (+1)	1,528 (+1%)	7mo	$350,000	$229	64
13463 Rosewood Rd NE	0.31mi	2/1.0	1,344 (-11%)	7mo	$110,000	$82	61
13334 Pine Rd NE	0.43mi	3/2.0 (+1)	1,446 (-4%)	10mo	$354,000	$245	56
13184 Oak Rd NE	0.58mi	3/2.5 (+1)	1,435 (-5%)	1mo	$315,000	$220	53
13176 Oak Rd NE	0.59mi	3/2.5 (+1)	1,435 (-5%)	1mo	$310,000	$216	52
5285 Elfin Ct NE	0.47mi	3/2.0 (+1)	1,426 (-6%)	11mo	$283,000	$198	50
5705 Dahlia Dr NE	0.30mi	3/2.0 (+1)	1,730 (+14%)	4mo	$367,000	$212	50
13060 Oak Rd NE	0.70mi	3/1.0 (+1)	1,390 (-8%)	4mo	$282,000	$203	46
5102 Bateson Beach Dr NE	0.59mi	2/2.0	1,696 (+12%)	6mo	$825,000	$486	43
13111 King Rd NE	0.71mi	3/2.0 (+1)	1,576 (+4%)	11mo	$345,000	$219	42
13504 Shell Beach Rd NE	0.73mi	3/2.0 (+1)	1,636 (+8%)	4mo	$186,300	$114	40
68 Klotz Ave	0.74mi	3/2.0 (+1)	1,363 (-10%)	8mo	$345,744	$254	33

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,665
• Equity at exit: $17,877

10-year hold

• IRR: 11.7%
• Equity multiple: 1.93×
• Total profit: $31,066
• Equity at exit: $10,367

Cash invested: $33,572 (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 43076

• Active inventory: 80
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$283 /mo · $3,401/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $345

Break-even live

Break-even rent $1,218

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $413	-5% $379	+0% $345	+5% $311	+10% $277
Rent	-10% $214	-5% $280	+0% $345	+5% $411	+10% $476
Rate	-1.0pp $406	-0.5pp $376	base $345	+0.5pp $314	+1.0pp $283

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-22
   listed $119,900 Active
2. 2026-05-15
   soldstatus $53,680 Closed 393-char remark

   Show marketing remark (393 chars)

   Court Ordered Sale by Private Selling Officer. Auction ends on March 17, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

3. 2026-03-17
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Court Ordered Sale by Private Selling Officer. Auction ends on March 17, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

4. 2026-03-09
   listed $1 393-char remark

   Show marketing remark (393 chars)

   Court Ordered Sale by Private Selling Officer. Auction ends on March 17, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

5. 2026-03-09
   historical 393-char remark

   Show marketing remark (393 chars)

   Court Ordered Sale by Private Selling Officer. Auction ends on March 17, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

6. 1998-10-29
   soldstatus $75,000
7. 1998-10-28
   soldstatus $75,000 273-char remark

   Show marketing remark (273 chars)

   YOU WILL BE SUPRISED. THIS BEAUTIFULL HOME IS READY TO MOVE INTO. SOPRETTY & WELL KEPT INSIDE. 2 CAR GARAGE. VERY CLOSE TO LAKE. NICE 2 CARGARAGE AND NEWER PRIVACY FENCE. NEED 24 HR. NOTICE TO SHOW BECAUSE OF DOG. SELLERS WILL CONFINE DOG. SHOW & YOU WILL SELL.

8. 1998-09-27
   historical 273-char remark

   Show marketing remark (273 chars)

   YOU WILL BE SUPRISED. THIS BEAUTIFULL HOME IS READY TO MOVE INTO. SOPRETTY & WELL KEPT INSIDE. 2 CAR GARAGE. VERY CLOSE TO LAKE. NICE 2 CARGARAGE AND NEWER PRIVACY FENCE. NEED 24 HR. NOTICE TO SHOW BECAUSE OF DOG. SELLERS WILL CONFINE DOG. SHOW & YOU WILL SELL.

9. 1998-07-23
   listed $79,900 273-char remark

   Show marketing remark (273 chars)

   YOU WILL BE SUPRISED. THIS BEAUTIFULL HOME IS READY TO MOVE INTO. SOPRETTY & WELL KEPT INSIDE. 2 CAR GARAGE. VERY CLOSE TO LAKE. NICE 2 CARGARAGE AND NEWER PRIVACY FENCE. NEED 24 HR. NOTICE TO SHOW BECAUSE OF DOG. SELLERS WILL CONFINE DOG. SHOW & YOU WILL SELL.

10. 1994-11-14
    soldstatus $40,000

ⓘ 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: $3,401 · $283/mo
• Projected year-2 tax: $3,401 · $283/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 (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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,858
• − Mortgage interest: −$6,716
• − Property taxes: −$3,401
• − Insurance: −$600
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,488
• Taxable income: $2,476
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,548/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: Walnut Township Local
• NCES district ID: 3904690
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $52,352
• Composite: 52.51/100
• National rank: #1565
• State rank: #263 of 656 in OH

Livability — Fairfield Beach

• Score: 64/100
• State rank: #806
• US rank: #14835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Beach, OH
• County: Perry · 33,432 people
• Metro: Columbus, OH
• Population (ZIP): 8,805
• Household income: $84,051
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 0.5

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.14%
• Current HPI: 259.7247
• 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

+199.8% since first listed

10 events — show timeline

• 2026-05-22 Listed $119,900 CBRMLS
• 2026-05-15 Sold (MLS) $53,680 CBRMLS
• 2026-03-17 Pending — CBRMLS
• 2026-03-09 Listing Removed — CBRMLS
• 2026-03-09 Listed $1 CBRMLS
• 1998-10-29 Sold (Public Records) $75,000 Public Records
• 1998-10-28 Sold (MLS) $75,000 CBRMLS
• 1998-09-27 Listing Removed — CBRMLS
• 1998-07-23 Listed $79,900 CBRMLS
• 1994-11-14 Sold (Public Records) $40,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,401 · +14.8% YoY. Source: county tax records.