3711 County Road Rd S · Nettle Lake, OH 43518

$129,900

3 bd · 1.0 ba · 1,696 sqft · SingleFamily public records · 138 Days on market

Built 1860 0.81 ac lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable country home on nearly an acre with a new septic system in August of 2023. New Northwestern Electric service to the house and an upgraded breaker box. Just add your cosmetic touches and you will have a great home.

Key facts

• Attached garage
• Spacious house
• 0.81 acre lot

Tags

• SPACIOUS HOUSE
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Includes a garage (1 space); Total parking for 4 vehicles; Gravel parking surface
• Utilities: Electricity connected (circuit breakers); Propane available; Well water; Septic sewer
• Home design: Single family house; One and one half levels (2 stories total); Not attached to other units; No common walls
• Construction: Vinyl siding; Block foundation
• Exterior features: Shingle roof; Paved county road frontage

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Primary bedroom (Main); Bedroom 2 (Main); Bedroom 3 (Upper); Bedroom 4 (Upper)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Eat-in kitchen; Total of 8 rooms; Basement (block)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $83 ($991/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (6.2% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,189 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Edon Northwest Local (rural): math 62% / reading 70% proficiency, ranked #207 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; solid renter incomes; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1860 — 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. 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?
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: 0.94% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-15,783
• Equity at exit: $19,369

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-6,942
• Equity at exit: $11,231

Cash invested: $36,372 (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 43518

• Home prices YoY: -12.9%
• Active inventory: 8
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $83

Break-even live

Break-even rent $1,114

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $156	-5% $119	+0% $83	+5% $46	+10% $9
Rent	-10% $-14	-5% $34	+0% $83	+5% $131	+10% $179
Rate	-1.0pp $148	-0.5pp $116	base $83	+0.5pp $49	+1.0pp $15

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $129,900 Active 138 DOM
2. 2026-06-19
   days on market $129,900 Active 136 DOM
3. 2026-06-18
   days on market $129,900 Active 135 DOM
4. 2026-06-17
   days on market $129,900 Active 134 DOM
5. 2026-06-16
   days on market $129,900 Active 133 DOM
6. 2026-06-15
   days on market $129,900 Active 132 DOM
7. 2026-06-14
   days on market $129,900 Active 130 DOM
8. 2026-06-12
   days on market $129,900 Active 129 DOM
9. 2026-06-09
   days on market $129,900 Active 126 DOM
10. 2026-06-08
    days on market $129,900 Active 125 DOM
11. 2026-06-07
    days on market $129,900 Active 124 DOM
12. 2026-06-05
    days on market $129,900 Active 122 DOM
13. 2026-06-04
    days on market $129,900 Active 120 DOM
14. 2026-06-02
    days on market $129,900 Active 119 DOM
15. 2026-06-01
    days on market $129,900 Active 118 DOM
16. 2026-05-31
    days on market $129,900 Active 117 DOM
17. 2026-05-31
    days on market $129,900 Active 116 DOM
18. 2026-03-16
    status Active
19. 2026-03-07
    historical Contingent
20. 2026-02-03
    listed $129,900 Active
21. 2025-10-14
    price $70,000 224-char remark

    Show marketing remark (224 chars)

    Affordable country home on nearly an acre with a new septic system in August of 2023. New Northwestern Electric service to the house and an upgraded breaker box. Just add your cosmetic touches and you will have a great home.

22. 2023-12-27
    soldstatus $70,000 Closed 224-char remark

    Show marketing remark (224 chars)

    Affordable country home on nearly an acre with a new septic system in August of 2023. New Northwestern Electric service to the house and an upgraded breaker box. Just add your cosmetic touches and you will have a great home.

23. 2023-12-27
    soldstatus $70,000

    Show marketing remark (224 chars)

    Affordable country home on nearly an acre with a new septic system in August of 2023. New Northwestern Electric service to the house and an upgraded breaker box. Just add your cosmetic touches and you will have a great home.

24. 2023-12-03
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Affordable country home on nearly an acre with a new septic system in August of 2023. New Northwestern Electric service to the house and an upgraded breaker box. Just add your cosmetic touches and you will have a great home.

25. 2023-11-22
    listed $80,000 Active 224-char remark

    Show marketing remark (224 chars)

    Affordable country home on nearly an acre with a new septic system in August of 2023. New Northwestern Electric service to the house and an upgraded breaker box. Just add your cosmetic touches and you will have a great home.

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,884 · $157/mo
• Expected delta: +$143/yr (+$12/mo · 8.2%)

ⓘ 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 2/10 Low 7 d/yr ≥98°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: $14,628
• − Mortgage interest: −$7,276
• − Property taxes: −$1,741
• − Insurance: −$650
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,779
• Taxable loss: −$1,159
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $1,269/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: Edon Northwest Local
• NCES district ID: 3905062
• Math proficiency: 62% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $45,130
• Composite: 55.56/100
• National rank: #1240
• State rank: #207 of 656 in OH

Livability — Nettle Lake

• Score: 44/100
• State rank: #1189
• US rank: #26811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williams · 37,585 people
• Population (ZIP): 3,003
• Household income: $88,910
• Rent vs Own: 13.8% rent · 86.2% own

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Romanian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -37.70%
• Current HPI: 253.3001
• 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

+62.4% since first listed

8 events — show timeline

• 2026-03-16 Relisted — NORIS
• 2026-03-07 Contingent — NORIS
• 2026-02-03 Listed $129,900 NORIS
• 2025-10-14 Price Changed $70,000 NORIS
• 2023-12-27 Sold (Public Records) $70,000 Public Records
• 2023-12-27 Sold (MLS) $70,000 NORIS
• 2023-12-03 Pending — NORIS
• 2023-11-22 Listed $80,000 NORIS

Property tax history

+8.3%/yr

Latest (2025): $1,741 · +2.5% YoY. Source: county tax records.