130 W Main St · Centerburg, OH 43011

$95,000

4 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 12 Days on market

Built 1885 0.26 ac lot

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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 +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OLDE WORLD CHARM!!! Circa 1890, this 4 bedroom, 2 bath at the center of the town.

Key facts

• 0.26 acre lot
• Parking
• Built 1885

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

Location & tenants

• Location reads 72/100 on livability (#367 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Centerburg Local (rural): math 60% / reading 71% proficiency, ranked #183 of 656 in OH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; solid renter incomes; 195 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1885 — 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 A-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?
4. 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.
5. 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.
6. 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: 1.90% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.86%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $331,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Church St	0.09mi	4/2.0	1,911 (+5%)	9mo	$305,000	$160	80
147 S Hartford Ave	0.25mi	4/1.5	1,781 (-2%)	13mo	$135,000	$76	72
147 N Clayton St	0.25mi	3/2.0 (-1)	1,704 (-7%)	3mo	$335,000	$197	70
15 Garden St	0.37mi	4/2.5	1,695 (-7%)	0mo	$385,000	$227	69
35 Landrum Ave	0.22mi	3/2.0 (-1)	1,912 (+5%)	10mo	$275,000	$144	68
170 S Preston St	0.25mi	3/2.5 (-1)	1,920 (+5%)	6mo	$361,000	$188	67
87 S Preston St	0.14mi	4/2.0	2,082 (+14%)	11mo	$230,000	$110	60
7151 County 199 Rd	0.13mi	4/3.0	1,584 (-13%)	12mo	$469,000	$296	58
255 S Preston St	0.37mi	3/1.0 (-1)	1,638 (-10%)	13mo	$294,000	$179	46
346 N Clayton St	0.41mi	4/2.0	2,040 (+12%)	20mo	$330,000	$162	45
259 S Preston St	0.38mi	4/2.5	1,558 (-15%)	20mo	$285,000	$183	39
480 N Clayton St	0.57mi	3/2.0 (-1)	1,636 (-10%)	21mo	$298,000	$182	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: 31.6%
• Equity multiple: 2.33×
• Total profit: $35,248
• Equity at exit: $14,165

10-year hold

• IRR: 38.7%
• Equity multiple: 4.61×
• Total profit: $95,938
• Equity at exit: $8,214

Cash invested: $26,600 (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 43011

• Home prices YoY: -26.0%
• Active inventory: 28
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $795

Break-even live

Break-even rent $801

Max offer price $95,000

Occupancy floor 51%

Sensitivity live

Price	-10% $849	-5% $822	+0% $795	+5% $768	+10% $741
Rent	-10% $652	-5% $724	+0% $795	+5% $866	+10% $938
Rate	-1.0pp $843	-0.5pp $819	base $795	+0.5pp $770	+1.0pp $745

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-16
   listed $95,000 Active
3. 2026-04-15
   historical $95,000

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$173/yr (+$14/mo · 15.3%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,681
• − Mortgage interest: −$5,321
• − Property taxes: −$1,136
• − Insurance: −$475
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$2,764
• Taxable income: $8,516
• Est. tax owed @ 24.0%: −$2,044
• After-tax cash flow: $7,495/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: Centerburg Local
• NCES district ID: 3904782
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 71% ▼ -4.00%
• Median HH income: $65,410
• Composite: 57.07/100
• National rank: #1105
• State rank: #183 of 656 in OH

Livability — Centerburg

• Score: 72/100
• State rank: #367
• US rank: #5932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerburg, OH
• County: Knox · 63,297 people
• Population (ZIP): 6,978
• Household income: $97,929
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 8.4

Population outlook (Knox County) Hauer SSP2

• Today (2025): 60,036 people
• By 2030: 58,670 · -2.3%
• By 2040: 54,963 · -8.4%
• By 2050: 51,353 · -14.5%
• By 2075: 43,196 · -28.0%
• By 2100: 34,514 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Slovak 5% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+44.9) · D 27.1% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.9pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.8 2016: R+38.2 2012: R+24.3 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.67%
• Current HPI: 314.3209
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-28 Pending — CBRMLS
• 2026-04-16 Listed $95,000 CBRMLS
• 2026-04-15 Coming Soon $95,000 CBRMLS

Property tax history

+5.8%/yr

Latest (2025): $1,136 · -15.9% YoY. Source: county tax records.