112 W Walnut St · Pleasantville, OH 43148

$74,900

3 bd · 1.0 ba · 1,677 sqft · SingleFamily public records · 39 Days on market

Built 1900 0.43 ac lot $45/sqft · 66% below area ↓ 21% since listing

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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 +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on almost 1/2 acre on a corner lot in Pleasantville. This three-bedroom home has great potential. Living room, eat in kitchen area. Several buildings on the property. Mature trees, sidewalks and close to school. Property is sold as is. Cash and proof of funds required.

Key facts

• 0.43 acre lot
• Built 1900
• Listed 39 days

Property features AI

Finance

• Financial info: Property listed as Real Estate Owned

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; No shared/common walls; Built in 1900
• Construction: Block foundation
• Exterior features: Fenced yard

Interior

• Bathrooms: 1 full bathroom
• Interior features: Finished living area of 1,677; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,057 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Fairfield Union Local (rural): math 45% / reading 64% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pleasantville Elementary School (math 62% / reading 57%, grade B-, #670 of 1,584 statewide, top 45%, 351 students, 36% FRL); Fairfield Union Rushville Middle School (math 41% / reading 69%, grade B-, #335 of 654 statewide, top 52%, 624 students, 35% FRL); Fairfield Union High School (math 27% / reading 67%, grade D-, #435 of 781 statewide, top 59%, 583 students, 25% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.60% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.57%
• DSCR: 3.16
• GRM: 3.2

CMA / ARV

• ARV (median comp): $218,752
• List price: $74,900
• Delta: -65.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 E Columbus St	0.15mi	3/1.0	1,666 (-1%)	14mo	$172,000	$103	81
110 1st St	0.13mi	3/3.0	1,680 (+0%)	20mo	$270,000	$161	69
3435 Pleasantville Rd NE	0.13mi	3/2.0	1,758 (+5%)	19mo	$293,000	$167	66
313 N Main St	0.28mi	4/2.0 (+1)	1,708 (+2%)	15mo	$283,000	$166	62
304 E Columbus St	0.27mi	3/1.0	1,488 (-11%)	8mo	$215,000	$144	62
317 N Main St	0.31mi	3/2.0	1,472 (-12%)	2mo	$44,110	$30	60
308 S Main St	0.17mi	3/1.5	1,918 (+14%)	13mo	$97,200	$51	56
303 Summit St	0.41mi	3/1.5	1,918 (+14%)	1mo	$336,000	$175	54
323 N Main St	0.37mi	4/1.0 (+1)	1,596 (-5%)	22mo	$165,000	$103	52
207 1st St	0.25mi	4/2.0 (+1)	1,560 (-7%)	20mo	$310,000	$199	51

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: 46.2%
• Equity multiple: 3.01×
• Total profit: $42,064
• Equity at exit: $11,168

10-year hold

• IRR: 52.0%
• Equity multiple: 6.09×
• Total profit: $106,799
• Equity at exit: $6,476

Cash invested: $20,972 (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 43148

• Home prices YoY: -25.5%
• Active inventory: 8
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$268 /mo · $3,212/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $849

Break-even live

Break-even rent $875

Max offer price $74,900

Occupancy floor 51%

Sensitivity live

Price	-10% $891	-5% $870	+0% $849	+5% $828	+10% $806
Rent	-10% $695	-5% $772	+0% $849	+5% $926	+10% $1,003
Rate	-1.0pp $887	-0.5pp $868	base $849	+0.5pp $829	+1.0pp $810

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4790 Lancaster Thornville Rd NE Pleasantville, OH	3.0	1.0	1624	$1,950	$1.20	3d	1	1.19mi

Listing history 20 events

1. 2026-06-21
   days on market $74,900 Active 39 DOM
2. 2026-06-18
   days on market $74,900 Active 36 DOM
3. 2026-06-17
   days on market $74,900 Active 35 DOM
4. 2026-06-16
   days on market $74,900 Active 34 DOM
5. 2026-06-15
   days on market $74,900 Active 33 DOM
6. 2026-06-13
   days on market $74,900 Active 31 DOM
7. 2026-06-13
   days on market $74,900 Active 30 DOM
8. 2026-06-09
   days on market $74,900 Active 27 DOM
9. 2026-06-08
   days on market $74,900 Active 26 DOM
10. 2026-06-07
    days on market $74,900 Active 25 DOM
11. 2026-06-05
    days on market $74,900 Active 22 DOM
12. 2026-06-03
    days on market $74,900 Active 21 DOM
13. 2026-06-02
    days on market $74,900 Active 20 DOM
14. 2026-06-01
    days on market $74,900 Active 19 DOM
15. 2026-05-31
    days on market $74,900 Active 18 DOM
16. 2026-05-12
    historical
17. 2026-05-12
    listed $74,900 Active 225-char remark
18. 2026-03-24
    price $74,900
19. 2026-02-20
    price $84,900
20. 2026-01-23
    listed $94,900 Active

ⓘ 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: $3,212 · $268/mo
• Projected year-2 tax: $3,212 · $268/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$4,196
• − Property taxes: −$3,212
• − Insurance: −$374
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$2,179
• Taxable income: $9,695
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $7,859/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: Fairfield Union Local
• NCES district ID: 3904687
• Math proficiency: 45% ▼ -20.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $55,671
• Composite: 46.99/100
• National rank: #2351
• State rank: #365 of 656 in OH

Livability — Pleasantville

• Score: 58/100
• State rank: #1057
• US rank: #21095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, OH
• County: Fairfield · 186,676 people
• Metro: Columbus, OH
• Population (ZIP): 1,936
• Household income: $72,759
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 3.1

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.38%
• Current HPI: 246.2198
• 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

-21.1% since first listed

5 events — show timeline

• 2026-05-12 Listed $74,900 CBRMLS
• 2026-05-12 Listing Removed — CBRMLS
• 2026-03-24 Price Changed $74,900 CBRMLS
• 2026-02-20 Price Changed $84,900 CBRMLS
• 2026-01-23 Listed $94,900 CBRMLS

Property tax history

+19.9%/yr

Latest (2025): $3,212 · +259.8% YoY. Source: county tax records.