1218 S Main St · Washington Court House, OH 43160

$79,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 447 Days on market

Built 1945 8,276 sqft lot $76/sqft · 54% below area

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Why this score? — see what drove the D+ 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 +17.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.3/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

Key facts

• Large back patio
• One level living
• 8,276 sq ft lot

Tags

• ONE LEVEL LIVING
• DETACHED OVERSIZED GARAGE
• LARGE BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $56 ($675/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.6% in Washington Court House — 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 77/100 on livability (#191 in OH, #2,912 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Washington Court House City (town): math 54% / reading 54% proficiency, ranked #409 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 71 units permitted in Fayette 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.
• Fayette County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 447 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $70k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 447 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 7.4

CMA / ARV

• ARV (median comp): $172,751
• List price: $79,900
• Delta: -53.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 S Hinde St	0.18mi	3/1.5 (+1)	1,008 (-4%)	3mo	$176,750	$175	74
416 E Elm St	0.35mi	3/1.0 (+1)	1,093 (+4%)	4mo	$189,000	$173	70
405 Warren Ave	0.33mi	2/2.0	1,029 (-3%)	9mo	$239,900	$233	69
920 Sycamore St	0.33mi	2/1.0	1,151 (+9%)	3mo	$179,000	$156	67
540 Warren Ave	0.49mi	3/1.0 (+1)	1,056 (0%)	8mo	$198,900	$188	66
410 E Elm St	0.34mi	3/1.0 (+1)	1,124 (+6%)	4mo	$188,900	$168	65
678 Robinson Rd SE Lot 13	0.37mi	3/1.0 (+1)	980 (-7%)	1mo	$35,000	$36	65
801 John St	0.73mi	2/1.0	1,046 (-1%)	5mo	$120,000	$115	60
1110 Vine St	0.34mi	3/1.0 (+1)	960 (-9%)	7mo	$152,000	$158	58
642 Comfort Ln	0.58mi	3/1.0 (+1)	1,100 (+4%)	7mo	$209,700	$191	55
643 Willabar Dr	0.66mi	3/1.0 (+1)	1,114 (+6%)	8mo	$194,900	$175	49
304 S North St	0.71mi	3/2.5 (+1)	1,176 (+11%)	9mo	$232,500	$198	29

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-9,284
• Equity at exit: $11,913

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-3,147
• 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 43160

• Active inventory: 118
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $906 high
• Mortgage (P&I): −$419
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $56

Break-even live

Break-even rent $834

Max offer price $79,900

Occupancy floor 89%

Sensitivity live

Price	-10% $101	-5% $79	+0% $56	+5% $34	+10% $11
Rent	-10% $-15	-5% $20	+0% $56	+5% $92	+10% $128
Rate	-1.0pp $97	-0.5pp $77	base $56	+0.5pp $36	+1.0pp $14

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 W Paint St Unit 1 Washington Court House, OH	1.0	1.0	700	$1,100	$1.57	44d	1	1.08mi
2039 Heritage Dr Unit 2039 Washington Court House, OH	3.0	1.5	1280	$1,200	$0.94	44d	1	1.30mi
11 Residence Dr Washington Court House, OH	1.0–2.0	1.0–2.0	868	$969	$1.12	44d	1	1.39mi
99 Summit Ln Washington Court House, OH	1.0	1.0	765	$620	$0.81	44d	1	1.44mi
140 Summit Ln Washington Court House, OH	2.0	1.0	1030	$603	$0.59	44d	1	1.48mi

Listing history 32 events

1. 2026-06-21
   days on market $79,900 Active 447 DOM
2. 2026-06-18
   days on market $79,900 Active 445 DOM
3. 2026-06-17
   days on market $79,900 Active 444 DOM
4. 2026-06-17
   price $79,900 Active 443 DOM
5. 2026-06-16
   days on market $84,900 Active 443 DOM
6. 2026-06-15
   days on market $84,900 Active 442 DOM
7. 2026-06-13
   days on market $84,900 Active 440 DOM
8. 2026-06-12
   days on market $84,900 Active 439 DOM
9. 2026-06-09
   days on market $84,900 Active 436 DOM
10. 2026-06-08
    days on market $84,900 Active 435 DOM
11. 2026-06-08
    days on market $84,900 Active 434 DOM
12. 2026-06-04
    days on market $84,900 Active 430 DOM
13. 2026-06-02
    days on market $84,900 Active 429 DOM
14. 2026-06-01
    days on market $84,900 Active 428 DOM
15. 2026-05-31
    days on market $84,900 Active 427 DOM
16. 2026-05-13
    price $84,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

17. 2026-04-09
    price $89,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

18. 2026-03-10
    status Active 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

19. 2026-03-10
    price $99,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

20. 2026-02-23
    status Pending 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

21. 2025-12-16
    price $104,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

22. 2025-10-27
    price $109,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

23. 2025-10-23
    status Active 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

24. 2025-09-23
    status Pending 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

25. 2025-08-16
    price $114,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

26. 2025-07-17
    price $123,500 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

27. 2025-06-16
    price $129,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

28. 2025-05-18
    price $134,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

29. 2025-04-14
    price $139,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

30. 2025-03-14
    price $144,900 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

31. 2025-02-13
    listed $149,900 Active 165-char remark

    Show marketing remark (165 chars)

    One level living with 3 bedrooms and 1 bath in Washington Court House. Detached oversized 1 car garage with large back patio. Call your Realtor today for a viewing.

32. 2017-12-13
    soldstatus $72,000

ⓘ 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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,868
• − Mortgage interest: −$4,476
• − Property taxes: −$2,483
• − Insurance: −$400
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$2,324
• Taxable loss: −$553
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $808/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: Washington Court House City
• NCES district ID: 3910011
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $36,060
• Composite: 44.77/100
• National rank: #2747
• State rank: #409 of 656 in OH

Livability — Washington Court House

• Score: 77/100
• State rank: #191
• US rank: #2912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington Court House, OH
• County: Fayette · 25,566 people
• City population: 21,966
• Population (ZIP): 21,966
• Household income: $57,475
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 6.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.13%
• Current HPI: 240.7307
• 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

+17.9% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $84,900 CBRMLS
• 2026-04-09 Price Changed $89,900 CBRMLS
• 2026-03-10 Relisted — CBRMLS
• 2026-03-10 Price Changed $99,900 CBRMLS
• 2026-02-23 Pending — CBRMLS
• 2025-12-16 Price Changed $104,900 CBRMLS
• 2025-10-27 Price Changed $109,900 CBRMLS
• 2025-10-23 Relisted — CBRMLS
• 2025-09-23 Pending — CBRMLS
• 2025-08-16 Price Changed $114,900 CBRMLS
• 2025-07-17 Price Changed $123,500 CBRMLS
• 2025-06-16 Price Changed $129,900 CBRMLS
• 2025-05-18 Price Changed $134,900 CBRMLS
• 2025-04-14 Price Changed $139,900 CBRMLS
• 2025-03-14 Price Changed $144,900 CBRMLS
• 2025-02-13 Listed $149,900 CBRMLS
• 2017-12-13 Sold (Public Records) $72,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,483 · +101.2% YoY. Source: county tax records.