91 N Buena Vista St · Newark, OH 43055

$270,000

6 bd · 3.0 ba · 2,786 sqft · MultiFamily public records · 28 Days on market

Built 1910 7,405 sqft lot

---

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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 unit was generating $1700/mo. Apt. A- 2 bed New kitchen range, washer dryer hookup, new paint and flooring. Apt. B- 2 bed, upstairs unit rented at $500/mo. Apt. C - 2 bed and half bath up, main level has large updated kitchen, flooring, laundry and bath. Oversized 2 car garage and lots of parking.

Key facts

• Vacant units
• Immediate income
• Off-street parking

Tags

• 3-UNIT APARTMENT BUILDING
• 2-CAR DETACHED GARAGE
• CONCRETE PARKING AREA
• OFF-STREET PARKING
• IMMEDIATE INCOME
• VACANT UNITS

Property features AI

Finance

• Other: Property contains 3 total units
• Financial info: Owner pays water

Exterior

• Utilities: Public water; Public sewer
• Home design: Midrise property; Built in 1910
• Construction: Built in 1910
• Exterior features: Public water; Public sewer; Zoned for three-family use

Interior

• Bedrooms: Contains multiple dwelling units (3 total units)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Forced air heating; No central cooling
• Laundry & utility: Owner pays water

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.2% in Newark — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#493 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D+, amenities F, commute F.
• Newark City (suburban): math 48% / reading 56% proficiency, ranked #431 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).
• At $3,537/mo this rent would consume 66% of the median local household income ($64k/yr) (locally 2269% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 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 $123k; list at $270k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $265,950 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $12,783
• Equity at exit: $40,258

10-year hold

• IRR: 12.6%
• Equity multiple: 1.94×
• Total profit: $71,010
• Equity at exit: $23,345

Cash invested: $75,600 (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 43055

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $3,537 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $963

Break-even live

Break-even rent $2,318

Max offer price $270,000

Occupancy floor 68%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,537
Total (3 units)			$3,537

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $270,000 Pending 28 DOM
2. 2026-06-05
   days on market $270,000 Active 26 DOM
3. 2026-06-03
   days on market $270,000 Active 25 DOM
4. 2026-06-02
   days on market $270,000 Active 24 DOM
5. 2026-06-01
   days on market $270,000 Active 23 DOM
6. 2026-05-31
   days on market $270,000 Active 22 DOM
7. 2026-05-09
   listed $270,000 Active
8. 2025-10-03
   historical $900
9. 2025-08-20
   listed $900
10. 2019-08-15
    soldstatus $123,000
11. 2019-08-12
    soldstatus $123,000 Closed 300-char remark

    Show marketing remark (300 chars)

    3 unit was generating $1700/mo. Apt. A- 2 bed New kitchen range, washer dryer hookup, new paint and flooring. Apt. B- 2 bed, upstairs unit rented at $500/mo. Apt. C - 2 bed and half bath up, main level has large updated kitchen, flooring, laundry and bath. Oversized 2 car garage and lots of parking.

12. 2019-06-22
    historical Contingent Finance and Inspection 300-char remark

    Show marketing remark (300 chars)

    3 unit was generating $1700/mo. Apt. A- 2 bed New kitchen range, washer dryer hookup, new paint and flooring. Apt. B- 2 bed, upstairs unit rented at $500/mo. Apt. C - 2 bed and half bath up, main level has large updated kitchen, flooring, laundry and bath. Oversized 2 car garage and lots of parking.

13. 2019-06-21
    listed $124,900 Active 300-char remark

    Show marketing remark (300 chars)

    3 unit was generating $1700/mo. Apt. A- 2 bed New kitchen range, washer dryer hookup, new paint and flooring. Apt. B- 2 bed, upstairs unit rented at $500/mo. Apt. C - 2 bed and half bath up, main level has large updated kitchen, flooring, laundry and bath. Oversized 2 car garage and lots of parking.

ⓘ 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: $3,638 · $303/mo
• Projected year-2 tax: $3,925 · $327/mo
• Expected delta: +$287/yr (+$24/mo · 7.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $42,444
• − Mortgage interest: −$15,124
• − Property taxes: −$3,638
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,396
• − Management: −$3,396
• − Depreciation: −$7,855
• Taxable income: $7,686
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $9,707/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: Newark City
• NCES district ID: 3904445
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $38,662
• Composite: 43.33/100
• National rank: #3034
• State rank: #431 of 656 in OH

Livability — Newark

• Score: 69/100
• State rank: #493
• US rank: #8263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, OH
• County: Licking County · 109,194 people
• City population: 63,281
• Metro: Columbus, OH
• Population (ZIP): 63,281
• Household income: $63,974
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2269.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.54%
• Current HPI: 247.9425
• Rent YoY: ▲ 1.63%
• Metro: Columbus, OH
• 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

+116.2% since first listed

7 events — show timeline

• 2026-05-09 Listed $270,000 CBRMLS
• 2025-10-03 Rental Removed $900 TENANTTURNER2
• 2025-08-20 Listed for Rent $900 TENANTTURNER2
• 2019-08-15 Sold (Public Records) $123,000 Public Records
• 2019-08-12 Sold (MLS) $123,000 CBRMLS
• 2019-06-22 Contingent — CBRMLS
• 2019-06-21 Listed $124,900 CBRMLS

Property tax history

+9.9%/yr

Latest (2025): $3,638 · +17.3% YoY. Source: county tax records.