837 Clinton St · Circleville, OH 43113

$169,900

2 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 118 Days on market

Built 1900 4,356 sqft lot $119/sqft · 8% below area Est $185k · 8% under

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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 +16.3/30.0
• ARV discount +11.1/15.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex on corner lot offering flexible living or income potential. Unit A features 3 bedrooms, 1 full bath, washer and dryer hookup, and storage shed. Unit B offers 1 bedroom, 1 full bath, a full basement, washer and dryer hookup and one-car garage. Both units were rehabbed in 2021 and 2022, including new furnace in unit A - Unit B was replaced with a newer but used furnace, with additional updates in 2022 such as new windows, flooring, and fresh paint throughout. Ideal for owner-occupants looking to offset their mortgage or investors seeking steady rental income. Conveniently located within the city and close to shopping, dining, and other local amenities.

Key facts

• New furnace
• New flooring
• Storage shed

Tags

• CORNER LOT
• STORAGE SHED
• FULL BASEMENT
• NEW FURNACE
• NEW WINDOWS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $143k (15.6% below list).
• Recommended offer: $143k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.9% in Circleville — 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 71/100 on livability (#437 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Circleville City (town): math 37% / reading 47% proficiency, ranked #533 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 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 $55k; list at $170k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,390 (15.6% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $184,664
• List price: $169,900
• Delta: -8.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Clinton St	0.12mi	3/2.0 (+1)	1,440 (+1%)	3mo	$259,000	$180	81
446 E Franklin St	0.61mi	3/1.5 (+1)	1,436 (+1%)	2mo	$287,000	$200	62
466 John St	0.70mi	2/1.0	1,436 (+1%)	6mo	$215,000	$150	61
374 E Franklin St	0.60mi	2/1.0	1,528 (+7%)	4mo	$120,000	$79	57
575 Renick Ave	0.37mi	3/1.0 (+1)	1,262 (-12%)	2mo	$155,000	$123	57
377 E Union St	0.42mi	2/1.0	1,248 (-13%)	5mo	$165,000	$132	56
429 Half Ave	0.26mi	3/1.0 (+1)	1,216 (-15%)	6mo	$160,000	$132	53
1010 S Court St	0.41mi	3/2.0 (+1)	1,286 (-10%)	4mo	$196,000	$152	52
216 E Mill St	0.43mi	3/1.5 (+1)	1,264 (-12%)	8mo	$187,000	$148	48
412 S Washington St	0.43mi	3/1.5 (+1)	1,597 (+12%)	8mo	$200,000	$125	46
581 E Main St	0.72mi	2/1.5	1,278 (-10%)	1mo	$196,000	$153	46
324 E Mound St	0.53mi	3/1.5 (+1)	1,582 (+11%)	9mo	$260,000	$164	43

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-21,724
• Equity at exit: $25,333

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-11,606
• Equity at exit: $14,690

Cash invested: $47,572 (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 43113

• Active inventory: 119
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $92

Break-even live

Break-even rent $1,317

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $188	-5% $140	+0% $92	+5% $44	+10% $-4
Rent	-10% $-21	-5% $35	+0% $92	+5% $149	+10% $205
Rate	-1.0pp $178	-0.5pp $135	base $92	+0.5pp $48	+1.0pp $3

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 E Union St Unit 412 Front Circleville, OH	3.0	1.0	1100	$1,375	$1.25	44d	1	0.42mi
504 S Court St Circleville, OH	2.0	1.0	1000	$1,225	$1.23	24d	1	0.53mi
344 Watt St Circleville, OH	3.0	2.0	1400	$1,725	$1.23	18d	1	0.74mi

Listing history 17 events

1. 2026-02-19
   status Active 665-char remark

   Show marketing remark (665 chars)

   Duplex on corner lot offering flexible living or income potential. Unit A features 3 bedrooms, 1 full bath, washer and dryer hookup, and storage shed. Unit B offers 1 bedroom, 1 full bath, a full basement, washer and dryer hookup and one-car garage. Both units were rehabbed in 2021 and 2022, including new furnace in unit A - Unit B was replaced with a newer but used furnace, with additional updates in 2022 such as new windows, flooring, and fresh paint throughout. Ideal for owner-occupants looking to offset their mortgage or investors seeking steady rental income. Conveniently located within the city and close to shopping, dining, and other local amenities.

2. 2026-02-15
   historical Contingent 665-char remark

   Show marketing remark (665 chars)

   Duplex on corner lot offering flexible living or income potential. Unit A features 3 bedrooms, 1 full bath, washer and dryer hookup, and storage shed. Unit B offers 1 bedroom, 1 full bath, a full basement, washer and dryer hookup and one-car garage. Both units were rehabbed in 2021 and 2022, including new furnace in unit A - Unit B was replaced with a newer but used furnace, with additional updates in 2022 such as new windows, flooring, and fresh paint throughout. Ideal for owner-occupants looking to offset their mortgage or investors seeking steady rental income. Conveniently located within the city and close to shopping, dining, and other local amenities.

3. 2026-02-12
   status Active 665-char remark

   Show marketing remark (665 chars)

   Duplex on corner lot offering flexible living or income potential. Unit A features 3 bedrooms, 1 full bath, washer and dryer hookup, and storage shed. Unit B offers 1 bedroom, 1 full bath, a full basement, washer and dryer hookup and one-car garage. Both units were rehabbed in 2021 and 2022, including new furnace in unit A - Unit B was replaced with a newer but used furnace, with additional updates in 2022 such as new windows, flooring, and fresh paint throughout. Ideal for owner-occupants looking to offset their mortgage or investors seeking steady rental income. Conveniently located within the city and close to shopping, dining, and other local amenities.

4. 2026-02-12
   historical Contingent 665-char remark

   Show marketing remark (665 chars)

   Duplex on corner lot offering flexible living or income potential. Unit A features 3 bedrooms, 1 full bath, washer and dryer hookup, and storage shed. Unit B offers 1 bedroom, 1 full bath, a full basement, washer and dryer hookup and one-car garage. Both units were rehabbed in 2021 and 2022, including new furnace in unit A - Unit B was replaced with a newer but used furnace, with additional updates in 2022 such as new windows, flooring, and fresh paint throughout. Ideal for owner-occupants looking to offset their mortgage or investors seeking steady rental income. Conveniently located within the city and close to shopping, dining, and other local amenities.

5. 2026-01-23
   listed $169,900 Active 665-char remark

   Show marketing remark (665 chars)

   Duplex on corner lot offering flexible living or income potential. Unit A features 3 bedrooms, 1 full bath, washer and dryer hookup, and storage shed. Unit B offers 1 bedroom, 1 full bath, a full basement, washer and dryer hookup and one-car garage. Both units were rehabbed in 2021 and 2022, including new furnace in unit A - Unit B was replaced with a newer but used furnace, with additional updates in 2022 such as new windows, flooring, and fresh paint throughout. Ideal for owner-occupants looking to offset their mortgage or investors seeking steady rental income. Conveniently located within the city and close to shopping, dining, and other local amenities.

6. 2023-01-12
   historical
7. 2022-11-29
   listed $150,000 Active
8. 2021-07-12
   historical
9. 2021-07-02
   listed $120,000 Active
10. 2021-06-14
    soldstatus $55,364 Closed
11. 2021-03-09
    status Pending
12. 2021-02-26
    historical
13. 2021-02-24
    listed $23,139 Active
14. 2020-04-24
    historical
15. 2019-11-23
    listed $79,900 Active
16. 1999-09-01
    soldstatus $25,000
17. 1992-06-12
    soldstatus $22,000

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$852/yr (+$71/mo · 90.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°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: $17,207
• − Mortgage interest: −$9,517
• − Property taxes: −$947
• − Insurance: −$850
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,943
• Taxable loss: −$1,802
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,538/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: Circleville City
• NCES district ID: 3904376
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $39,318
• Composite: 35.09/100
• National rank: #5021
• State rank: #533 of 656 in OH

Livability — Circleville

• Score: 71/100
• State rank: #437
• US rank: #7237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Circleville, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 24,314
• Household income: $63,715
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 7.4

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.77%
• Current HPI: 241.5556
• 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

+672.3% since first listed

17 events — show timeline

• 2026-02-19 Relisted — CBRMLS
• 2026-02-15 Contingent — CBRMLS
• 2026-02-12 Relisted — CBRMLS
• 2026-02-12 Contingent — CBRMLS
• 2026-01-23 Listed $169,900 CBRMLS
• 2023-01-12 Listing Removed — CBRMLS
• 2022-11-29 Listed $150,000 CBRMLS
• 2021-07-12 Listing Removed — CBRMLS
• 2021-07-02 Listed $120,000 CBRMLS
• 2021-06-14 Sold (MLS) $55,364 CBRMLS
• 2021-03-09 Pending — CBRMLS
• 2021-02-26 Listing Removed — CBRMLS
• 2021-02-24 Listed $23,139 CBRMLS
• 2020-04-24 Listing Removed — CBRMLS
• 2019-11-23 Listed $79,900 CBRMLS
• 1999-09-01 Sold (Public Records) $25,000 Public Records
• 1992-06-12 Sold (Public Records) $22,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $947 · +0.5% YoY. Source: county tax records.