911 N Water St · Uhrichsville, OH 44683

$164,500

3 bd · 2.0 ba · 2,764 sqft · SingleFamily public records · 43 Days on market

Built 1910 9,600 sqft lot $60/sqft · at area comps Est $173k · at est.

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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 +13.8/30.0
• ARV discount +9.7/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your beautifully updated, 4-bedroom, 2-full bath home offering nearly 2,800 square feet of comfortable living space. Step through the front foyer into your choice of a bright living room to the right—complete with a charming circular bay window and cozy fireplace—or a versatile family room to the left. At the heart of the home, the spacious eat-in kitchen features a warm fireplace and opens to a dedicated dining room. The first floor is highly functional, featuring a bedroom, a home office, and a full bath with a convenient stand-up shower. Upstairs, you will find three generously sized bedrooms and an additional full bath. Designed for accessibility and peace of mind

Key facts

• Circular bay window
• Cozy fireplace
• Rear ramp entrance

Tags

• CIRCULAR BAY WINDOW
• COZY FIREPLACE
• SPACIOUS EAT-IN KITCHEN
• DEDICATED DINING ROOM
• HOME OFFICE
• REAR RAMP ENTRANCE

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Two-story house; Updated/remodeled condition; Metal roof; Aluminum siding
• Construction: Built (year per public records); Aluminum siding construction; Metal roof; Full basement (unfinished)
• Exterior features: Front porch; Lot roughly 60 x 160 (about 0.22 acres)

Interior

• Kitchen: Eat-in kitchen; Kitchen fireplace (wood burning)
• Bedrooms: Main level bedroom: 1; Second floor bedrooms: 2
• Flooring: Carpet in many living areas and bedrooms; Laminate flooring in entry/foyer, kitchen, and eat-in kitchen
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air and gas heating; Fireplaces contribute to heating (2 total)
• Interior features: Accessible approach with ramp; Crown molding; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $15 ($185/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (15.9% below list).
• Recommended offer: $138k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,002 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• Claymont City (town): math 47% / reading 51% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($55k/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 $5k of value loss. Plan a longer hold.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $138,404 (15.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.84% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (median comp): $172,970
• List price: $164,500
• Delta: -4.90%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-25,691
• Equity at exit: $24,527

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-21,170
• Equity at exit: $14,223

Cash invested: $46,060 (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 44683

• Home prices YoY: -14.4%
• Active inventory: 37
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $15

Break-even live

Break-even rent $1,365

Max offer price $164,500

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $62	+0% $15	+5% $-31	+10% $-78
Rent	-10% $-94	-5% $-39	+0% $15	+5% $70	+10% $125
Rate	-1.0pp $98	-0.5pp $57	base $15	+0.5pp $-27	+1.0pp $-71

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $164,500 Active 43 DOM
2. 2026-06-18
   days on market $164,500 Active 41 DOM
3. 2026-06-17
   pricestatus $164,500 Active 40 DOM
4. 2026-06-12
   statusdays on market $169,000 Pending 40 DOM
5. 2026-06-09
   days on market $169,000 Active 39 DOM
6. 2026-06-08
   days on market $169,000 Active 38 DOM
7. 2026-06-08
   days on market $169,000 Active 37 DOM
8. 2026-06-07
   days on market $169,000 Active 36 DOM
9. 2026-06-04
   days on market $169,000 Active 33 DOM
10. 2026-06-02
    days on market $169,000 Active 32 DOM
11. 2026-06-01
    days on market $169,000 Active 31 DOM
12. 2026-05-31
    days on market $169,000 Active 30 DOM
13. 2026-05-14
    price $169,000 897-char remark
14. 2026-05-01
    listed $175,000 Active 897-char remark
15. 2026-04-30
    historical
16. 2026-04-22
    status Active
17. 2026-03-11
    historical Contingent
18. 2026-03-06
    price $175,000
19. 2026-02-02
    price $199,000
20. 2026-01-21
    price $229,000
21. 2025-12-01
    price $244,000
22. 2025-11-18
    listed $259,000 Active
23. 2017-07-27
    historical
24. 2017-05-26
    listed $65,000

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $2,164 · $180/mo
• Expected delta: +$402/yr (+$34/mo · 22.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,608
• − Mortgage interest: −$9,215
• − Property taxes: −$1,762
• − Insurance: −$822
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,785
• Taxable loss: −$2,633
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $817/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: Claymont City
• NCES district ID: 3904377
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $37,563
• Composite: 40.76/100
• National rank: #3650
• State rank: #467 of 656 in OH

Livability — Uhrichsville

• Score: 59/100
• State rank: #1002
• US rank: #19658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uhrichsville, OH
• County: Tuscarawas · 99,287 people
• Population (ZIP): 7,888
• Household income: $55,179
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 7.2

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.60%
• Current HPI: 212.197
• 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

+153.1% since first listed

15 events — show timeline

• 2026-06-17 Price Changed $164,500 MLSNOW
• 2026-06-17 Relisted — MLSNOW
• 2026-06-10 Pending — MLSNOW
• 2026-05-14 Price Changed $169,000 MLSNOW
• 2026-05-01 Listed $175,000 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-04-22 Relisted — MLSNOW
• 2026-03-11 Contingent — MLSNOW
• 2026-03-06 Price Changed $175,000 MLSNOW
• 2026-02-02 Price Changed $199,000 MLSNOW
• 2026-01-21 Price Changed $229,000 MLSNOW
• 2025-12-01 Price Changed $244,000 MLSNOW
• 2025-11-18 Listed $259,000 MLSNOW
• 2017-07-27 Listing Removed — MLSNOW
• 2017-05-26 Listed $65,000 MLSNOW

Property tax history

+6.7%/yr

Latest (2025): $1,762 · +25.9% YoY. Source: county tax records.