2086 St Rt 131 · Buford, OH 45133

$150,000

4 bd · 1.0 ba · 2,889 sqft · MultiFamily public records · 62 Days on market

Built 1901 0.28 ac lot $52/sqft · 42% below area Est $258k · 42% under ↓ 9% since listing

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Schools +6.1/10.0
• 1% rule +5.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent investment opportunity! This 1901-built home offers strong potential for a fix-and-flip or a full renovation to create your dream home. The property features four bedrooms, two on the main level and two upstairs plus a large bonus space that could easily serve as a fifth bedroom. The main level includes a spacious, attached great room with a separate entrance. Previously used as a general store offering flexible use as a workshop, studio, or potential garage conversion. Being sold AS IS, seller will make no repairs. Cash or strong conventional offers only. Make offer.

Key facts

• Large bonus space
• Separate entrance
• Attached great room

Tags

• INVESTMENT OPPORTUNITY
• FULL RENOVATION
• LARGE BONUS SPACE
• ATTACHED GREAT ROOM
• SEPARATE ENTRANCE
• FLEXIBLE USE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#1,155 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Lynchburg-Clay Local (rural): math 68% / reading 76% proficiency, ranked #139 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 124 active listings in the ZIP; 20 units permitted in Highland County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Highland County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (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 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $258,081
• List price: $150,000
• Delta: -41.88%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,101
• Equity at exit: $22,365

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $24,485
• Equity at exit: $12,969

Cash invested: $42,000 (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 45133

• Home prices YoY: -19.4%
• Active inventory: 124
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $334

Break-even live

Break-even rent $1,173

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $419	-5% $376	+0% $334	+5% $291	+10% $249
Rent	-10% $208	-5% $271	+0% $334	+5% $397	+10% $460
Rate	-1.0pp $409	-0.5pp $372	base $334	+0.5pp $295	+1.0pp $255

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $150,000 Active 62 DOM
2. 2026-06-21
   days on market $150,000 Active 61 DOM
3. 2026-06-18
   days on market $150,000 Active 59 DOM
4. 2026-06-17
   days on market $150,000 Active 58 DOM
5. 2026-06-16
   days on market $150,000 Active 57 DOM
6. 2026-06-15
   days on market $150,000 Active 56 DOM
7. 2026-06-13
   days on market $150,000 Active 54 DOM
8. 2026-06-12
   days on market $150,000 Active 53 DOM
9. 2026-06-09
   days on market $150,000 Active 50 DOM
10. 2026-06-08
    days on market $150,000 Active 49 DOM
11. 2026-06-08
    days on market $150,000 Active 48 DOM
12. 2026-06-05
    days on market $150,000 Active 46 DOM
13. 2026-06-04
    days on market $150,000 Active 44 DOM
14. 2026-06-02
    days on market $150,000 Active 43 DOM
15. 2026-06-01
    days on market $150,000 Active 42 DOM
16. 2026-05-31
    days on market $150,000 Active 41 DOM
17. 2026-05-04
    price $160,000 584-char remark

    Show marketing remark (572 chars)

    Excellent investment opportunity! This 1901-built home offers strong potential for a fix-and-flip or a full renovation to create your dream home. The property features four bedrooms, two on the main level and two upstairs plus a large bonus space that could easily serve as a fifth bedroom. The main level includes a spacious, attached great room with a separate entrance. Previously used as a general store offering flexible use as a workshop, studio, or potential garage conversion. Being sold AS IS, seller will make no repairs. Cash or strong conventional offers only.

18. 2026-05-04
    price $160,000 572-char remark

    Show marketing remark (572 chars)

    Excellent investment opportunity! This 1901-built home offers strong potential for a fix-and-flip or a full renovation to create your dream home. The property features four bedrooms, two on the main level and two upstairs plus a large bonus space that could easily serve as a fifth bedroom. The main level includes a spacious, attached great room with a separate entrance. Previously used as a general store offering flexible use as a workshop, studio, or potential garage conversion. Being sold AS IS, seller will make no repairs. Cash or strong conventional offers only.

19. 2026-04-20
    listed $175,000 Active 584-char remark

    Show marketing remark (572 chars)

    Excellent investment opportunity! This 1901-built home offers strong potential for a fix-and-flip or a full renovation to create your dream home. The property features four bedrooms, two on the main level and two upstairs plus a large bonus space that could easily serve as a fifth bedroom. The main level includes a spacious, attached great room with a separate entrance. Previously used as a general store offering flexible use as a workshop, studio, or potential garage conversion. Being sold AS IS, seller will make no repairs. Cash or strong conventional offers only.

20. 2026-04-20
    listed $175,000 Active 572-char remark

    Show marketing remark (572 chars)

    Excellent investment opportunity! This 1901-built home offers strong potential for a fix-and-flip or a full renovation to create your dream home. The property features four bedrooms, two on the main level and two upstairs plus a large bonus space that could easily serve as a fifth bedroom. The main level includes a spacious, attached great room with a separate entrance. Previously used as a general store offering flexible use as a workshop, studio, or potential garage conversion. Being sold AS IS, seller will make no repairs. Cash or strong conventional offers only.

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$706/yr (+$59/mo · 76.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$8,402
• − Property taxes: −$927
• − Insurance: −$750
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,364
• Taxable income: $1,634
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,611/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: Lynchburg-Clay Local
• NCES district ID: 3904763
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 76% ▼ -4.00%
• Median HH income: $46,343
• Composite: 60.65/100
• National rank: #830
• State rank: #139 of 656 in OH

Livability — Buford

• Score: 53/100
• State rank: #1155
• US rank: #24246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Highland · 42,279 people
• Population (ZIP): 23,604
• Household income: $58,813
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 15.9

Population outlook (Highland County) Hauer SSP2

• Today (2025): 41,165 people
• By 2030: 39,726 · -3.5%
• By 2040: 36,377 · -11.6%
• By 2050: 32,572 · -20.9%
• By 2075: 23,690 · -42.5%
• By 2100: 16,220 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.4%
• 2008→2024 swing: -37.0pp toward R · 2008: -26.3pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+60.4 2016: R+56.1 2012: R+30.7 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.94%
• Current HPI: 278.012
• 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

-8.6% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $160,000 Dayton MLS
• 2026-05-04 Price Changed $160,000 Cincy MLS
• 2026-04-20 Listed $175,000 Cincy MLS
• 2026-04-20 Listed $175,000 Dayton MLS

Property tax history

+7.7%/yr

Latest (2025): $927 · +0.0% YoY. Source: county tax records.