225 W Main St · Deersville, OH 44693

$79,900

3 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 43 Days on market

Built 1820 0.31 ac lot $51/sqft · 46% below area Est $148k · 46% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Spacious 2 story in downtown Historic Deersville. Kitchen has range and refrigerator lots of cabinetry. There is also a dining room, living room and a smaller bedroom on the first floor. Two bedrooms up. Home has electric heat. There is a gas furnace in the basement , not hooked up, seller will leave. Nice wrap around porch . There is a fenced yard with storage shed. The property is close to Tappan and Clendening lakes. House is registered in the National Historic Registerer. Mineral rights will convey to the new buyer. Lots of potential, with a little TLC, possible B & B. Cash or conventional financing.

Key facts

• Wrap around porch
• Fenced yard
• Storage shed

Tags

• DOWNTOWN HISTORIC DEERSVILLE
• WRAP AROUND PORCH
• FENCED YARD
• STORAGE SHED

Property features AI

Finance

• Financial info: Annual taxes reported (value provided in source data)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: 2-story home; Above-grade living area about 1,576 (source: Realist)
• Construction: Metal roof; Aluminum, vinyl, and wood siding; Built according to public records
• Exterior features: Wrap-around porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full, main-level bathroom
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Partial unfinished basement; Has a view; 6 total rooms
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,176 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Harrison Hills City (rural): math 35% / reading 51% proficiency, ranked #522 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; high-income renter base; 1 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Harrison County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1820 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1820 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.17%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (median comp): $148,332
• List price: $79,900
• Delta: -46.13%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.3%
• Equity multiple: 2.71×
• Total profit: $38,317
• Equity at exit: $35,926

10-year hold

• IRR: 30.7%
• Equity multiple: 5.30×
• Total profit: $96,186
• Equity at exit: $55,367

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 44693

• Active inventory: 3
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $451

Break-even live

Break-even rent $645

Max offer price $79,900

Occupancy floor 58%

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: —

Listing history 18 events

1. 2026-06-18
   days on market $79,900 Active 43 DOM
2. 2026-06-17
   days on market $79,900 Active 42 DOM
3. 2026-06-16
   days on market $79,900 Active 41 DOM
4. 2026-06-15
   days on market $79,900 Active 40 DOM
5. 2026-06-13
   days on market $79,900 Active 38 DOM
6. 2026-06-12
   days on market $79,900 Active 37 DOM
7. 2026-06-09
   days on market $79,900 Active 34 DOM
8. 2026-06-08
   days on market $79,900 Active 33 DOM
9. 2026-06-08
   days on market $79,900 Active 32 DOM
10. 2026-06-07
    days on market $79,900 Active 31 DOM
11. 2026-06-04
    days on market $79,900 Active 28 DOM
12. 2026-06-02
    days on market $79,900 Active 27 DOM
13. 2026-06-01
    days on market $79,900 Active 26 DOM
14. 2026-05-31
    days on market $79,900 Active 25 DOM
15. 2026-05-14
    price $79,900 615-char remark
16. 2026-05-05
    listed $89,900 Active 615-char remark
17. 2011-09-21
    soldstatus $54,000
18. 2006-06-09
    soldstatus $25,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $967 · $81/mo
• Expected delta: +$279/yr (+$23/mo · 40.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,586
• − Mortgage interest: −$4,476
• − Property taxes: −$688
• − Insurance: −$400
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,324
• Taxable income: $4,365
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,360/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: Harrison Hills City
• NCES district ID: 3904524
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $39,642
• Composite: 35.93/100
• National rank: #4803
• State rank: #522 of 656 in OH

Livability — Deersville

• Score: 48/100
• State rank: #1176
• US rank: #26027

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

• Census place: Deersville, OH
• County: Harrison · 13,333 people
• Population (ZIP): 52
• Household income: $110,938
• Rent vs Own: 26.7% rent · 73.3% own

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 14,537 people
• By 2030: 13,961 · -4.0%
• By 2040: 12,753 · -12.3%
• By 2050: 11,607 · -20.2%
• By 2075: 9,299 · -36.0%
• By 2100: 7,447 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 25% Two or more races 25%
• Hispanic origin (detail): Mexican 25%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+55.2) · D 21.9% · R 77.1%
• 2008→2024 swing: -52.8pp toward R · 2008: -2.4pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+52.6 2016: R+48.3 2012: R+14.9 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+219.6% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $79,900 MLSNOW
• 2026-05-05 Listed $89,900 MLSNOW
• 2011-09-21 Sold (Public Records) $54,000 Public Records
• 2006-06-09 Sold (Public Records) $25,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $688 · +0.1% YoY. Source: county tax records.