130 W Fair Ave · Lancaster, OH 43130

$209,000

2 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 133 Days on market

Built 1900 3,484 sqft lot $142/sqft · 6% below area Est $222k · 6% under ↓ 2% since listing

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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 +12.1/30.0
• ARV discount +10.1/15.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the best seat in Lancaster for the 4th of July fireworks! This spacious 1,472 sq. ft. home is situated right across from the fairgrounds, offering incredible views of Mt. Pleasant and easy access to local events. Move-in ready, this 3-bedroom, 2-full bath residence features a host of valuable updates, including replacement vinyl windows for energy efficiency. The interior shines with fresh paint, newly laid carpet, and durable new luxury vinyl plank flooring in the kitchen. Enjoy the convenience of first-floor laundry, central air, and a newer hot water heater. The exterior is equally inviting with a fenced-in backyard, fire pit, and a detached one-car garage with plenty of additional alley parking. Located just a short drive from local downtown restaurants, shopping, and a straight shot to the bypass, this home combines size, style, and a prime location.

Key facts

• 3,484 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (22.0% below list).
• Recommended offer: $163k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in Lancaster — 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 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Lancaster City (town): math 38% / reading 51% proficiency, ranked #504 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 202 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 475 units permitted in Fairfield 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 $6k 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.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $162,963 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.78% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (median comp): $221,597
• List price: $209,000
• Delta: -5.68%
• 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
526 N Columbus St	0.29mi	2/2.0	1,444 (-2%)	2mo	$206,000	$143	82
925 N Columbus St	0.11mi	3/1.5 (+1)	1,555 (+6%)	2mo	$196,400	$126	77
148 Marks Ave	0.42mi	2/2.0	1,512 (+3%)	2mo	$210,000	$139	74
220 E Fair Ave	0.35mi	3/1.5 (+1)	1,508 (+2%)	6mo	$170,000	$113	68
349 E Allen St	0.45mi	3/1.5 (+1)	1,433 (-3%)	1mo	$355,000	$248	67
1190 N Columbus St	0.36mi	2/1.5	1,560 (+6%)	6mo	$186,000	$119	66
806 N High St	0.30mi	3/1.0 (+1)	1,400 (-5%)	6mo	$120,000	$86	63
230 Lake St	0.35mi	3/2.0 (+1)	1,622 (+10%)	5mo	$290,000	$179	58
1318 Graf St	0.47mi	2/2.0	1,266 (-14%)	5mo	$185,000	$146	51
224 King St	0.52mi	3/1.5 (+1)	1,648 (+12%)	2mo	$275,000	$167	47
181 Marks Ave	0.47mi	3/1.0 (+1)	1,284 (-13%)	3mo	$254,000	$198	46
1377 Graf St	0.59mi	3/1.0 (+1)	1,288 (-12%)	2mo	$142,500	$111	42

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-32,992
• Equity at exit: $31,163

10-year hold

• IRR: -3.9%
• Equity multiple: 0.72×
• Total profit: $-16,541
• Equity at exit: $18,071

Cash invested: $58,520 (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 43130

• Rents YoY: 5.2%
• Active inventory: 202
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-44

Break-even live

Break-even rent $1,685

Max offer price $201,231

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $15	+0% $-44	+5% $-103	+10% $-162
Rent	-10% $-173	-5% $-108	+0% $-44	+5% $20	+10% $85
Rate	-1.0pp $61	-0.5pp $9	base $-44	+0.5pp $-98	+1.0pp $-153

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 N Columbus St Unit A Lancaster, OH	2.0	1.0	1300	$1,550	$1.19	44d	1	0.29mi
635 N High St Lancaster, OH	3.0	2.0	1608	$2,200	$1.37	44d	1	0.34mi
219 N Columbus St Unit 205 Lancaster, OH	2.0	2.0	1103	$1,875	$1.70	44d	1	0.56mi
219 N Columbus St Unit 231 Lancaster, OH	2.0	2.0	975	$1,735	$1.78	44d	1	0.56mi
219 N Columbus St Lancaster, OH	1.0–2.0	1.0–2.0	1184	$1,895	$1.60	2d	31	0.56mi
1508 Greyfield ST Lancaster, OH	1.0–3.0	1.0–2.0	953	$1,564	$1.64	2d	1	0.72mi
1733 Bellmeadow Dr Lancaster, OH	1.0–3.0	1.0–2.5	993	$1,607	$1.62	2d	10	0.89mi
747 E Main St Lancaster, OH	2.0	1.0	1150	$1,195	$1.04	2d	1	1.13mi

Listing history 16 events

1. 2026-06-21
   days on market $209,000 Active 133 DOM
2. 2026-06-18
   days on market $209,000 Active 130 DOM
3. 2026-06-17
   days on market $209,000 Active 129 DOM
4. 2026-06-16
   days on market $209,000 Active 128 DOM
5. 2026-06-15
   days on market $209,000 Active 127 DOM
6. 2026-06-13
   pricedays on market $209,000 Active 125 DOM
7. 2026-06-09
   days on market $239,900 Active 121 DOM
8. 2026-06-08
   days on market $239,900 Active 120 DOM
9. 2026-06-07
   days on market $239,900 Active 119 DOM
10. 2026-06-03
    days on market $239,900 Active 115 DOM
11. 2026-06-02
    days on market $239,900 Active 114 DOM
12. 2026-06-01
    days on market $239,900 Active 113 DOM
13. 2026-05-31
    days on market $239,900 Active 112 DOM
14. 2026-02-26
    price $239,900 876-char remark

    Show marketing remark (876 chars)

    Discover the best seat in Lancaster for the 4th of July fireworks! This spacious 1,472 sq. ft. home is situated right across from the fairgrounds, offering incredible views of Mt. Pleasant and easy access to local events. Move-in ready, this 3-bedroom, 2-full bath residence features a host of valuable updates, including replacement vinyl windows for energy efficiency. The interior shines with fresh paint, newly laid carpet, and durable new luxury vinyl plank flooring in the kitchen. Enjoy the convenience of first-floor laundry, central air, and a newer hot water heater. The exterior is equally inviting with a fenced-in backyard, fire pit, and a detached one-car garage with plenty of additional alley parking. Located just a short drive from local downtown restaurants, shopping, and a straight shot to the bypass, this home combines size, style, and a prime location.

15. 2026-02-08
    listed $244,900 Active 876-char remark

    Show marketing remark (876 chars)

    Discover the best seat in Lancaster for the 4th of July fireworks! This spacious 1,472 sq. ft. home is situated right across from the fairgrounds, offering incredible views of Mt. Pleasant and easy access to local events. Move-in ready, this 3-bedroom, 2-full bath residence features a host of valuable updates, including replacement vinyl windows for energy efficiency. The interior shines with fresh paint, newly laid carpet, and durable new luxury vinyl plank flooring in the kitchen. Enjoy the convenience of first-floor laundry, central air, and a newer hot water heater. The exterior is equally inviting with a fenced-in backyard, fire pit, and a detached one-car garage with plenty of additional alley parking. Located just a short drive from local downtown restaurants, shopping, and a straight shot to the bypass, this home combines size, style, and a prime location.

16. 2026-02-04
    historical $244,900 876-char remark

    Show marketing remark (876 chars)

    Discover the best seat in Lancaster for the 4th of July fireworks! This spacious 1,472 sq. ft. home is situated right across from the fairgrounds, offering incredible views of Mt. Pleasant and easy access to local events. Move-in ready, this 3-bedroom, 2-full bath residence features a host of valuable updates, including replacement vinyl windows for energy efficiency. The interior shines with fresh paint, newly laid carpet, and durable new luxury vinyl plank flooring in the kitchen. Enjoy the convenience of first-floor laundry, central air, and a newer hot water heater. The exterior is equally inviting with a fenced-in backyard, fire pit, and a detached one-car garage with plenty of additional alley parking. Located just a short drive from local downtown restaurants, shopping, and a straight shot to the bypass, this home combines size, style, and a prime location.

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$740/yr (+$62/mo · 41.6%)

ⓘ 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 ≥99°F today · 19 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: $19,556
• − Mortgage interest: −$11,707
• − Property taxes: −$1,779
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$6,080
• Taxable loss: −$4,185
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $477/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: Lancaster City
• NCES district ID: 3904420
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $41,696
• Composite: 37.39/100
• National rank: #4427
• State rank: #504 of 656 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, OH
• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• 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

-2.0% since first listed

3 events — show timeline

• 2026-02-26 Price Changed $239,900 CBRMLS
• 2026-02-08 Listed $244,900 CBRMLS
• 2026-02-04 Coming Soon $244,900 CBRMLS

Property tax history

+8.1%/yr

Latest (2025): $1,779 · +39.7% YoY. Source: county tax records.