201 W Church St · Pioneer, OH 43554

$79,900

3 bd · 1.0 ba · 2,077 sqft · SingleFamily public records · 113 Days on market

Built 1920 5,881 sqft lot $38/sqft · 60% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks MLS

Enjoy the space in this large 3 bedroom home that offers a large bonus room with endless possibilities. Needs TLC, but also serves as a blank slate with new flooring throughout the main level as well as new windows throughout the majority of the home. Walking distance to downtown and just a block away from Crommer Park and the brand new 2025 plash pad.

Key facts

• Large bonus room
• New flooring
• Brand new splash pad

Tags

• LARGE BONUS ROOM
• NEW FLOORING
• NEW WINDOWS
• WALKING DISTANCE TO DOWNTOWN
• BLOCK AWAY FROM CROMMER PARK
• BRAND NEW SPLASH PAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#578 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• North Central Local (rural): math 50% / reading 66% proficiency, ranked #329 of 656 in OH (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Williams County population projected at -14% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $80k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.54% ✓
• Cap rate: 12.73%
• Cash-on-cash: 23.00%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $199,865
• List price: $79,900
• Delta: -60.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S State St	0.25mi	3/2.0	1,792 (-14%)	12mo	$189,900	$106	52
500 Briarwood Ln	0.57mi	3/2.5	1,848 (-11%)	2mo	$223,000	$121	48

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $14,381
• Equity at exit: $11,913

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $47,752
• Equity at exit: $6,908

Cash invested: $22,372 (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 43554

• Home prices YoY: -2.6%
• Active inventory: 13
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $429

Break-even live

Break-even rent $690

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-08
   statusdays on market $79,900 Pending 113 DOM
2. 2026-06-05
   pricedays on market $79,900 Active 112 DOM
3. 2026-06-04
   days on market $109,900 Active 110 DOM
4. 2026-06-02
   days on market $109,900 Active 109 DOM
5. 2026-06-01
   days on market $109,900 Active 108 DOM
6. 2026-05-31
   days on market $109,900 Active 107 DOM
7. 2026-05-04
   price $109,900 354-char remark

   Show marketing remark (354 chars)

   Enjoy the space in this large 3 bedroom home that offers a large bonus room with endless possibilities. Needs TLC, but also serves as a blank slate with new flooring throughout the main level as well as new windows throughout the majority of the home. Walking distance to downtown and just a block away from Crommer Park and the brand new 2025 plash pad.

8. 2026-04-05
   price $120,000 354-char remark

   Show marketing remark (354 chars)

   Enjoy the space in this large 3 bedroom home that offers a large bonus room with endless possibilities. Needs TLC, but also serves as a blank slate with new flooring throughout the main level as well as new windows throughout the majority of the home. Walking distance to downtown and just a block away from Crommer Park and the brand new 2025 plash pad.

9. 2026-02-27
   price $130,000 354-char remark

   Show marketing remark (354 chars)

   Enjoy the space in this large 3 bedroom home that offers a large bonus room with endless possibilities. Needs TLC, but also serves as a blank slate with new flooring throughout the main level as well as new windows throughout the majority of the home. Walking distance to downtown and just a block away from Crommer Park and the brand new 2025 plash pad.

10. 2026-02-13
    price $139,000 354-char remark

    Show marketing remark (354 chars)

    Enjoy the space in this large 3 bedroom home that offers a large bonus room with endless possibilities. Needs TLC, but also serves as a blank slate with new flooring throughout the main level as well as new windows throughout the majority of the home. Walking distance to downtown and just a block away from Crommer Park and the brand new 2025 plash pad.

11. 2026-02-13
    listed $134,000 Active 354-char remark

    Show marketing remark (354 chars)

    Enjoy the space in this large 3 bedroom home that offers a large bonus room with endless possibilities. Needs TLC, but also serves as a blank slate with new flooring throughout the main level as well as new windows throughout the majority of the home. Walking distance to downtown and just a block away from Crommer Park and the brand new 2025 plash pad.

12. 2023-04-26
    soldstatus $51,000
13. 1991-10-21
    soldstatus $17,500

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$66/yr (+$6/mo · 5.9%)

ⓘ 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 · 16 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: $14,795
• − Mortgage interest: −$4,476
• − Property taxes: −$1,114
• − Insurance: −$400
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,324
• Taxable income: $4,114
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,159/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: North Central Local
• NCES district ID: 3905064
• Math proficiency: 50% ▼ -19.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $46,628
• Composite: 49.03/100
• National rank: #2062
• State rank: #329 of 656 in OH

Livability — Pioneer

• Score: 68/100
• State rank: #578
• US rank: #9826

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

• Census place: Pioneer, OH
• County: Williams · 37,585 people
• Population (ZIP): 2,035
• Household income: $56,708
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 16.9

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Slovak 5% Iranian 5% Lithuanian 4%
• Foreign-born: 1% · China, Canada
• Languages at home: 95% English-only · German/W. Germanic 5%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.03%
• Current HPI: 227.4421
• 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

+528.0% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $109,900 NORIS
• 2026-04-05 Price Changed $120,000 NORIS
• 2026-02-27 Price Changed $130,000 NORIS
• 2026-02-13 Price Changed $139,000 NORIS
• 2026-02-13 Listed $134,000 NORIS
• 2023-04-26 Sold (Public Records) $51,000 Public Records
• 1991-10-21 Sold (Public Records) $17,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,114 · +0.0% YoY. Source: county tax records.