212 S Oak St · Cridersville, OH 45806

$120,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1965 Est $157k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath home offering 1,056 sq ft on a 10,000 sq ft corner lot in a quiet neighborhood, within walking distance to the park and local store. This property was fully renovated in 2018, including updates to the kitchen, bathrooms, flooring, water heater, electrical service, gutters, and most windows. Features a back patio overlooking the yard, providing a great outdoor space. Home is currently occupied with rent-to-own tenants in place who are willing to handle ongoing repairs and updates. Property may need some light cosmetic work. Photos shown are from prior to current occupancy. Great opportunity for an investor seeking a property with tenants already in place.

Key facts

• Updates to kitchen
• Fully renovated
• Outdoor space

Tags

• CORNER LOT
• FULLY RENOVATED
• BACK PATIO
• OUTDOOR SPACE
• WALKING DISTANCE TO PARK
• UPDATES TO KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/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 72/100 on livability (#391 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Wapakoneta City (town): math 66% / reading 63% proficiency, ranked #218 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 9y 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.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1965 — 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. 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.
4. 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.
5. 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: 1.62% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $157,344
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 S Oak St	0.08mi	2/1.0 (-1)	1,028 (-3%)	3mo	$170,000	$165	80
303 E Main St	0.15mi	2/1.0 (-1)	1,050 (-1%)	14mo	$73,500	$70	72
312 S Dixie Hwy	0.25mi	2/1.5 (-1)	1,204 (+14%)	1mo	$90,000	$75	57
306 Shawnee Rd	0.70mi	3/1.0	1,040 (-2%)	7mo	$155,000	$149	55
509 Thomas Dr	0.73mi	3/1.5	1,080 (+2%)	20mo	$180,000	$167	44
301 North Pl	0.61mi	3/2.0	1,209 (+14%)	8mo	$200,000	$165	41
307 Wyandot St	0.58mi	3/1.0	1,200 (+14%)	17mo	$119,000	$99	32

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $27,824
• Equity at exit: $17,892

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $85,124
• Equity at exit: $10,375

Cash invested: $33,600 (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 45806

• Home prices YoY: -22.3%
• Active inventory: 49
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $742

Break-even live

Break-even rent $1,011

Max offer price $120,000

Occupancy floor 57%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 E High St Unit 209 Cridersville, OH	3.0	2.0	1400	$1,950	$1.39	43d	1	0.19mi
207 E High St Unit 207 Cridersville, OH	3.0	2.0	1400	$1,950	$1.39	43d	1	0.20mi

Listing history 21 events

1. 2026-05-26
   listed $120,000 Active
2. 2026-01-06
   status Contingency - Finance and Inspections
3. 2026-01-06
   status Active Under Contract
4. 2025-12-05
   status Active
5. 2025-12-05
   status Active
6. 2025-10-11
   historical Active Under Contract
7. 2025-10-11
   status Pending
8. 2025-10-11
   historical
9. 2025-10-11
   historical
10. 2025-09-22
    listed $150,000 Active
11. 2025-09-22
    listed $150,000 Active
12. 2020-02-21
    soldstatus $114,900
13. 2020-02-21
    soldstatus $114,900
14. 2020-02-21
    soldstatus $114,900
15. 2020-01-26
    listed $114,900
16. 2020-01-26
    listed $114,900
17. 2017-05-19
    soldstatus $25,025
18. 2017-05-19
    soldstatus $25,025
19. 2017-04-12
    listed $18,000
20. 2017-04-12
    listed $18,000
21. 2007-08-23
    soldstatus $55,000

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$221/yr (+$18/mo · 15.4%)

ⓘ 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 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: $23,400
• − Mortgage interest: −$6,722
• − Property taxes: −$1,430
• − Insurance: −$600
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$3,491
• Taxable income: $7,413
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $7,125/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: Wapakoneta City
• NCES district ID: 3904498
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,471
• Composite: 54.97/100
• National rank: #1303
• State rank: #218 of 656 in OH

Livability — Cridersville

• Score: 72/100
• State rank: #391
• US rank: #6373

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

• Census place: Cridersville, OH
• County: Allen · 98,169 people
• Metro: Lima, OH
• Population (ZIP): 10,978
• Household income: $82,160
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 9.8

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 229.5361
• 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

+118.2% since first listed

21 events — show timeline

• 2026-05-26 Listed $120,000 FSBO.com
• 2026-01-06 Relisted — WRIST
• 2026-01-06 Relisted — WCARE
• 2025-12-05 Relisted — WCARE
• 2025-12-05 Relisted — WRIST
• 2025-10-11 Contingent — WCARE
• 2025-10-11 Pending — WRIST
• 2025-10-11 Listing Removed — WRIST
• 2025-10-11 Listing Removed — WRIST
• 2025-09-22 Listed $150,000 WCARE
• 2025-09-22 Listed $150,000 WRIST
• 2020-02-21 Sold (Public Records) $114,900 Public Records
• 2020-02-21 Sold (MLS) $114,900 WRIST
• 2020-02-21 Sold (MLS) $114,900 WCARE
• 2020-01-26 Listed $114,900 WRIST
• 2020-01-26 Listed $114,900 WCARE
• 2017-05-19 Sold (MLS) $25,025 WCARE
• 2017-05-19 Sold (MLS) $25,025 WRIST
• 2017-04-12 Listed $18,000 WCARE
• 2017-04-12 Listed $18,000 WRIST
• 2007-08-23 Sold (Public Records) $55,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,430 · -1.4% YoY. Source: county tax records.