13089 Grove Rd NE · Fairfield Beach, OH 43076

$1

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1962 0.32 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Nice Ranch home w/ finished basement w/ woodburner and built in bar area. Extra room in basement could be 4th bedroom. Bank owned. Earnest money, PreQual Letter and Addendums apply. Commission is 2.75 to listing & selling agent. $1000 bonus to selling agent & $2400 toward buyers closing cost.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1962

Property features AI

Finance

• Financial info: Property listed at auction

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1962; No common walls
• Construction: Built in 1962
• Exterior features: Poured foundation; Lot about 0.32 acre

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $0 of loan paydown is wiped out by about $0 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 31y 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 $1

Questions for the listing agent

1. Built in 1962 — 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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 200986.00% ✓
• Cap rate: 1905345.28%
• Cash-on-cash: 6804782.10%
• DSCR: 302775.51
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $223,680
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5540 Alder Rd NE	0.30mi	3/2.0	1,040 (+8%)	19mo	$170,000	$163	56
5345 Orchid Dr NE	0.53mi	2/1.0 (-1)	973 (+1%)	10mo	$266,000	$273	55
13420 King Rd NE	0.39mi	3/1.0	912 (-5%)	17mo	$185,000	$203	55
4881 Decker Ave NE	0.65mi	2/1.0 (-1)	964 (+0%)	22mo	$225,000	$233	42
13632 Pine Rd NE	0.70mi	2/1.0 (-1)	940 (-2%)	19mo	$255,000	$271	39
13544 Shell Beach Rd NE	0.51mi	3/1.0	1,096 (+14%)	13mo	$190,000	$173	38
13391 Pine Rd NE	0.50mi	3/1.0	1,100 (+15%)	14mo	$210,000	$191	37
13297 Oak Rd NE	0.42mi	2/1.0 (-1)	864 (-10%)	21mo	$215,000	$249	37
5130 Bateson Dr NE	0.60mi	2/1.0 (-1)	1,092 (+14%)	8mo	$415,000	$380	34

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: —
• Equity multiple: 361275.54×
• Total profit: $101,157
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 780092.51×
• Total profit: $218,426
• Equity at exit: $0

Cash invested: $0 (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

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,588

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,588	-5% $1,588	+0% $1,588	+5% $1,588	+10% $1,588
Rent	-10% $1,429	-5% $1,508	+0% $1,588	+5% $1,667	+10% $1,747
Rate	-1.0pp $1,588	-0.5pp $1,588	base $1,588	+0.5pp $1,588	+1.0pp $1,588

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13134 Pine Rd NE Thornville, OH	2.0	1.0	915	$1,850	$2.02	2d	1	0.43mi
4956 Island Dr NE Thornville, OH	2.0	1.0	680	$2,295	$3.38	2d	1	0.56mi
5118 Walnut Rd Apt B Buckeye Lake, OH	2.0	2.0	1040	$2,000	$1.92	44d	1	1.32mi

Listing history 2 events

1. 2026-06-17
   remarks 392-char remark
2. 2026-06-17
   listed $1 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,118
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$0
• Taxable income: $20,259
• Est. tax owed @ 24.0%: −$4,862
• After-tax cash flow: $14,191/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

+50.4% since first listed

26 events — show timeline

• 2026-06-17 Pending — CBRMLS
• 2026-06-09 Listed $1 CBRMLS
• 2026-06-09 Listing Removed — CBRMLS
• 2017-11-29 Sold (Public Records) $92,500 Public Records
• 2008-03-10 Sold (MLS) $80,000 CBRMLS
• 2008-02-08 Listing Removed — CBRMLS
• 2007-09-07 Listed $80,000 CBRMLS
• 2007-03-16 Listing Removed — CBRMLS
• 2006-11-24 Listed $158,900 CBRMLS
• 2002-03-27 Sold (Public Records) $125,000 Public Records
• 2002-03-19 Sold (MLS) $125,000 CBRMLS
• 2002-01-28 Listing Removed — CBRMLS
• 2001-09-23 Listed $134,900 CBRMLS
• 2000-09-15 Listing Removed — CBRMLS
• 2000-05-17 Listed $124,900 CBRMLS
• 1996-12-03 Sold (Public Records) $95,000 Public Records
• 1996-11-29 Sold (MLS) $95,000 CBRMLS
• 1996-08-20 Listing Removed — CBRMLS
• 1996-08-18 Listed $89,900 CBRMLS
• 1996-06-29 Listing Removed — CBRMLS
• 1996-05-15 Listed $99,900 CBRMLS
• 1996-05-12 Listing Removed — CBRMLS
• 1996-04-14 Listed $104,900 CBRMLS
• 1996-02-10 Listing Removed — CBRMLS
• 1995-10-14 Listed $98,900 CBRMLS
• 1989-09-07 Sold (Public Records) $61,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,836 · +20.8% YoY. Source: county tax records.