33436 Township Road 518 · Nellie, OH 43843

$199,000

5 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 9 Days on market

Built 1910 0.30 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 +10.3/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Welcome to this spacious 5-bedroom, 1.5-bath home situated on a . 30-acre lot at the end of a quiet dead-end street in Walhonding. Offering plenty of room to spread out, this property features a welcoming screened-in front porch--perfect for enjoying your morning coffee or relaxing evenings. Inside, you'll find generous living space along with a full basement that includes a rec room, providing additional space for entertaining, hobbies, or storage. Outside, the impressive deep 4-car garage offers ample room for vehicles, equipment, a workshop, or recreational toys. Conveniently located near area recreational opportunities, including hunting, fishing, boating, and outdoor adventures, this p

Key facts

• Deep 4-car garage
• Full basement
• 0.3 acre lot

Tags

• SCREENED-IN FRONT PORCH
• FULL BASEMENT
• DEEP 4-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage with 4 garage spaces
• Utilities: Private sewer; Well water
• Home design: Single family residence; Two stories; Built in 1910; No shared/common walls
• Construction: Block foundation
• Exterior features: Shed(s) on the property

Interior

• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Full basement; Wood burning stove; Fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.2% below list).
• Recommended offer: $139k (30.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,143 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• River View Local (rural): math 52% / reading 56% proficiency, ranked #389 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Warsaw Elementary School (math 71% / reading 61%, grade B+, #505 of 1,584 statewide, top 32%, 447 students, 56% FRL); River View Middle School (math 47% / reading 51%, grade D, #422 of 781 statewide, top 54%, 258 students, 56% FRL); River View High School (math 27% / reading 52%, grade F, #528 of 781 statewide, top 71%, 485 students, 62% FRL).
• Market conditions: 4 active listings in the ZIP; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.5% local appreciation)).
• Coshocton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $74k; list at $199k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,865 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.70% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.69×
• Total profit: $94,255
• Equity at exit: $171,650

10-year hold

• IRR: 19.4%
• Equity multiple: 6.04×
• Total profit: $281,099
• Equity at exit: $362,344

Cash invested: $55,720 (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 43843

• Home prices YoY: 3.7%
• Active inventory: 4
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-108

Break-even live

Break-even rent $1,525

Max offer price $179,933

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-52	+0% $-108	+5% $-164	+10% $-221
Rent	-10% $-218	-5% $-163	+0% $-108	+5% $-53	+10% $2
Rate	-1.0pp $-8	-0.5pp $-57	base $-108	+0.5pp $-159	+1.0pp $-212

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $199,000 Active 9 DOM
2. 2026-06-18
   days on market $199,000 Active 6 DOM
3. 2026-06-17
   days on market $199,000 Active 5 DOM
4. 2026-06-16
   days on market $199,000 Active 4 DOM
5. 2026-06-15
   days on market $199,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $199,000 Active 1 DOM

ⓘ 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: $942 · $78/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$1,081/yr (+$90/mo · 114.8%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,664
• − Mortgage interest: −$11,147
• − Property taxes: −$942
• − Insurance: −$995
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$5,789
• Taxable loss: −$4,875
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $-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: River View Local
• NCES district ID: 3904648
• Math proficiency: 52% ▼ -17.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,488
• Composite: 45.66/100
• National rank: #2581
• State rank: #389 of 656 in OH

Livability — Nellie

• Score: 54/100
• State rank: #1143
• US rank: #23902

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: Coshocton · 37,075 people
• Population (ZIP): 577
• Household income: $45,250
• Rent vs Own: 3.9% rent · 96.1% own

Population outlook (Coshocton County) Hauer SSP2

• Today (2025): 35,193 people
• By 2030: 34,112 · -3.1%
• By 2040: 31,670 · -10.0%
• By 2050: 29,033 · -17.5%
• By 2075: 22,827 · -35.1%
• By 2100: 16,421 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Scottish 2%
• Languages at home: 75% English-only · German/W. Germanic 25%

Political lean MEDSL · Coshocton

• 2024 margin: Solid R (+52.2) · D 23.5% · R 75.7%
• 2008→2024 swing: -46.4pp toward R · 2008: -5.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+49.0 2016: R+43.3 2012: R+9.5 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.47%
• Current HPI: 263.0862
• 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

+430.7% since first listed

8 events — show timeline

• 2026-06-12 Listed $199,000 CBRMLS
• 2026-02-14 Listing Removed — MLSNOW
• 2025-09-13 Price Changed $214,000 MLSNOW
• 2025-08-12 Listed $225,000 MLSNOW
• 2003-05-15 Listing Removed — CBRMLS
• 2003-04-22 Sold (Public Records) $74,500 Public Records
• 2002-11-14 Listed $79,900 CBRMLS
• 2001-05-15 Sold (Public Records) $37,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $942 · +6.3% YoY. Source: county tax records.