905 Charles St · Galion, OH 44833

$119,900

3 bd · 1.0 ba · 728 sqft · SingleFamily public records · 3 Days on market

Built 1920 0.27 ac lot Est $116k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +5.9/15.0
• Cash flow +5.2/30.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OFFERS DUE by 8 pm Thursday 6/11/26. Tucked beneath mature shade trees and framed by a welcoming covered front porch, this charming home offers the perfect blend of comfort and character. Inside, you'll find a bright and inviting living room with updated flooring, an efficient kitchen with stylish backsplash, and two updated bedrooms and a full bath on the main level. The large, open upper level provides a versatile third bedroom, recreation space, home office, or private retreat. Enjoy peaceful mornings on the front porch, evenings gathered around the backyard fire pit, and plenty of room for hobbies, storage, or projects in the oversized 2.5-car detached garage. With tasteful updates, comfortable living spaces, and outdoor areas designed for relaxing and entertaining, this home is ready to welcome its next chapter!

Key facts

• Covered front porch
• Stylish backsplash
• Updated flooring

Tags

• COVERED FRONT PORCH
• UPDATED FLOORING
• STYLISH BACKSPLASH
• VERSATILE THIRD BEDROOM
• BACKYARD FIRE PIT
• OVERSIZED DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-and-one-half level; Built in 1920; No shared/common walls
• Construction: Other foundation
• Exterior features: Patio

Interior

• Bedrooms: 2 main level bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Partial basement; Living area approximately 1,456

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (40.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $61k (49.1% below list).
• Recommended offer: $61k (49.1% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 4.8% in Galion — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#833 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Galion City (town): math 36% / reading 56% proficiency, ranked #499 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($57k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $65k; list at $120k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,000 (49.1% 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 1920 — 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. 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: 0.51% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.70%
• DSCR: 0.57
• GRM: 16.4

CMA / ARV

• ARV (on-the-fly): $115,752
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Charles St	0.11mi	2/1.5 (-1)	783 (+8%)	11mo	$129,900	$166	66
405 Hensley Ave	0.66mi	2/1.0 (-1)	720 (-1%)	9mo	$114,200	$159	55
537 Third Ave	0.74mi	2/1.0 (-1)	750 (+3%)	2mo	$105,000	$140	54
314 Hensley Ave	0.55mi	3/1.0	816 (+12%)	22mo	$112,000	$137	36

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: -33.7%
• Equity multiple: -0.09×
• Total profit: $-36,742
• Equity at exit: $17,877

10-year hold

• IRR: -42.2%
• Equity multiple: -0.62×
• Total profit: $-54,391
• Equity at exit: $10,367

Cash invested: $33,572 (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 44833

• Home prices YoY: -27.9%
• Active inventory: 76
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $610 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$128
• Net cashflow: $-271

Break-even live

Break-even rent $953

Max offer price $71,983

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-237	+0% $-271	+5% $-305	+10% $-339
Rent	-10% $-319	-5% $-295	+0% $-271	+5% $-247	+10% $-223
Rate	-1.0pp $-211	-0.5pp $-241	base $-271	+0.5pp $-302	+1.0pp $-334

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 6th Ave Galion, OH	1.0–2.0	1.0	675	$610	$0.90	45d	1	0.62mi

Listing history 2 events

1. 2026-06-12
   remarks 699-char remark

   Show marketing remark (829 chars)

   OFFERS DUE by 8 pm Thursday 6/11/26. Tucked beneath mature shade trees and framed by a welcoming covered front porch, this charming home offers the perfect blend of comfort and character. Inside, you'll find a bright and inviting living room with updated flooring, an efficient kitchen with stylish backsplash, and two updated bedrooms and a full bath on the main level. The large, open upper level provides a versatile third bedroom, recreation space, home office, or private retreat. Enjoy peaceful mornings on the front porch, evenings gathered around the backyard fire pit, and plenty of room for hobbies, storage, or projects in the oversized 2.5-car detached garage. With tasteful updates, comfortable living spaces, and outdoor areas designed for relaxing and entertaining, this home is ready to welcome its next chapter!

2. 2026-06-12
   listed $119,900 Pending 3 DOM

   Show marketing remark (829 chars)

   OFFERS DUE by 8 pm Thursday 6/11/26. Tucked beneath mature shade trees and framed by a welcoming covered front porch, this charming home offers the perfect blend of comfort and character. Inside, you'll find a bright and inviting living room with updated flooring, an efficient kitchen with stylish backsplash, and two updated bedrooms and a full bath on the main level. The large, open upper level provides a versatile third bedroom, recreation space, home office, or private retreat. Enjoy peaceful mornings on the front porch, evenings gathered around the backyard fire pit, and plenty of room for hobbies, storage, or projects in the oversized 2.5-car detached garage. With tasteful updates, comfortable living spaces, and outdoor areas designed for relaxing and entertaining, this home is ready to welcome its next chapter!

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$489/yr (+$41/mo · 54.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,320
• − Mortgage interest: −$6,716
• − Property taxes: −$893
• − Insurance: −$600
• − Repairs & maintenance: −$586
• − Management: −$586
• − Depreciation: −$3,488
• Taxable loss: −$5,548
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-1,923/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: Galion City
• NCES district ID: 3904402
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,331
• Composite: 38.08/100
• National rank: #4279
• State rank: #499 of 656 in OH

Livability — Galion

• Score: 63/100
• State rank: #833
• US rank: #15587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galion, OH
• County: Morrow · 41,908 people
• City population: 16,641
• Metro: Columbus, OH
• Population (ZIP): 16,641
• Household income: $57,234
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 3.8

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.57%
• Current HPI: 218.195
• 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

+1099.0% since first listed

11 events — show timeline

• 2026-06-12 Pending — MARMLS
• 2026-06-12 Pending — MLSNOW
• 2026-06-12 Pending — CBRMLS
• 2026-06-09 Listed $119,900 CBRMLS
• 2026-06-09 Listed $119,900 MLSNOW
• 2026-06-09 Listed $119,900 MARMLS
• 2019-05-20 Sold (Public Records) $65,000 Public Records
• 2019-05-17 Sold (MLS) $65,000 MARMLS
• 2019-03-28 Listed $61,900 MARMLS
• 2018-11-15 Sold (Public Records) $24,000 Public Records
• 2009-01-20 Sold (Public Records) $10,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $893 · -0.3% YoY. Source: county tax records.