249 Dawsett Ave · Galion, OH 44833

$92,900

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 24 Days on market

Built 1900 9,583 sqft lot Est $109k · 15% under ↓ 2% since listing

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +14.1/15.0
• DSCR +9.8/10.0
• 1% rule +7.1/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Loads of potential! This spacious home is perfect for your next renovation project. Large first floor bathroom has plenty of room for upgrades. Laundry room has ample storage space. 2 bedrooms upstairs waiting for your personal touch. New siding 2018. Central AC. 24x36 detached garage. Selling AS-IS. Needs TLC throughout. Same owner for over 40 years! SEE A2A REMARKS.

Key facts

• Updated electric
• Strong bones
• Newer siding

Tags

• STRONG BONES
• NEW ROOF
• UPDATED ELECTRIC
• NEWER SIDING
• DETACHED GARAGE
• FULL BASEMENT

Property features AI

Finance

• Other: Directions: Harding Way to South Street; head east on Dawsett — the home is the second from the last on the south side

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.8% in Galion — 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 63/100 on livability (#833 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Galion City (town): math 36% / reading 56% proficiency, ranked #499 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $642 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected at -22% 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 $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

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

Recommended offer $91,506 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $108,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 E Parson St	0.07mi	2/1.0	1,182 (-9%)	3mo	$48,500	$41	79
226 S Pierce St	0.43mi	3/1.0 (+1)	1,320 (+2%)	1mo	$47,500	$36	71
424 John St	0.72mi	2/1.0	1,294 (-0%)	4mo	$20,690	$16	62
908 S Market St	0.43mi	2/1.0	1,156 (-11%)	0mo	$85,000	$74	62
335 S Boston St	0.43mi	3/1.0 (+1)	1,320 (+2%)	14mo	$45,500	$34	60
775 Dawsett Ave	0.45mi	3/2.0 (+1)	1,170 (-10%)	2mo	$157,000	$134	52
323 South Boston St	0.44mi	3/1.0 (+1)	1,374 (+6%)	15mo	$115,000	$84	52
817 Crew Ave	0.56mi	3/1.0 (+1)	1,360 (+5%)	12mo	$140,000	$103	51
522 Grand St	0.63mi	2/1.0	1,222 (-6%)	13mo	$137,000	$112	50
125 South St	0.49mi	3/1.0 (+1)	1,400 (+8%)	14mo	$125,000	$89	47
748 South Boston St	0.43mi	3/1.0 (+1)	1,476 (+14%)	12mo	$120,000	$81	42
119 N Riblet St	0.64mi	2/1.5	1,120 (-14%)	9mo	$125,000	$112	38

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,950
• Equity at exit: $13,852

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $25,738
• Equity at exit: $8,032

Cash invested: $26,012 (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 44833

• Home prices YoY: -27.9%
• Active inventory: 76
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $283

Break-even live

Break-even rent $767

Max offer price $92,900

Occupancy floor 70%

Sensitivity live

Price	-10% $335	-5% $309	+0% $283	+5% $256	+10% $230
Rent	-10% $194	-5% $238	+0% $283	+5% $327	+10% $372
Rate	-1.0pp $330	-0.5pp $306	base $283	+0.5pp $259	+1.0pp $234

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $92,900 Active 24 DOM
2. 2026-06-19
   days on market $92,900 Active 22 DOM
3. 2026-06-18
   days on market $92,900 Active 21 DOM
4. 2026-06-17
   days on market $92,900 Active 20 DOM
5. 2026-06-16
   days on market $92,900 Active 19 DOM
6. 2026-06-15
   days on market $92,900 Active 18 DOM
7. 2026-06-14
   days on market $92,900 Active 16 DOM
8. 2026-06-12
   days on market $92,900 Active 15 DOM
9. 2026-06-09
   days on market $92,900 Active 12 DOM
10. 2026-06-08
    days on market $92,900 Active 11 DOM
11. 2026-06-07
    days on market $92,900 Active 10 DOM
12. 2026-06-02
    days on market $92,900 Active 5 DOM
13. 2026-06-01
    days on market $92,900 Active 4 DOM
14. 2026-05-31
    days on market $92,900 Active 3 DOM
15. 2026-05-30
    days on market $92,900 Active 2 DOM
16. 2026-05-26
    listed $92,900 Active
17. 2024-03-21
    status Pending
18. 2024-02-29
    status Active
19. 2024-02-26
    status Pending
20. 2024-02-19
    listed $99,500 Active
21. 2023-09-22
    soldstatus $85,000
22. 2023-09-11
    soldstatus $85,000 Closed 370-char remark

    Show marketing remark (370 chars)

    Loads of potential! This spacious home is perfect for your next renovation project. Large first floor bathroom has plenty of room for upgrades. Laundry room has ample storage space. 2 bedrooms upstairs waiting for your personal touch. New siding 2018. Central AC. 24x36 detached garage. Selling AS-IS. Needs TLC throughout. Same owner for over 40 years! SEE A2A REMARKS.

23. 2023-08-09
    historical Contingent Finance and Inspection 370-char remark

    Show marketing remark (370 chars)

    Loads of potential! This spacious home is perfect for your next renovation project. Large first floor bathroom has plenty of room for upgrades. Laundry room has ample storage space. 2 bedrooms upstairs waiting for your personal touch. New siding 2018. Central AC. 24x36 detached garage. Selling AS-IS. Needs TLC throughout. Same owner for over 40 years! SEE A2A REMARKS.

24. 2023-05-02
    price $85,000 370-char remark

    Show marketing remark (370 chars)

    Loads of potential! This spacious home is perfect for your next renovation project. Large first floor bathroom has plenty of room for upgrades. Laundry room has ample storage space. 2 bedrooms upstairs waiting for your personal touch. New siding 2018. Central AC. 24x36 detached garage. Selling AS-IS. Needs TLC throughout. Same owner for over 40 years! SEE A2A REMARKS.

25. 2023-03-21
    price $90,000 370-char remark

    Show marketing remark (370 chars)

    Loads of potential! This spacious home is perfect for your next renovation project. Large first floor bathroom has plenty of room for upgrades. Laundry room has ample storage space. 2 bedrooms upstairs waiting for your personal touch. New siding 2018. Central AC. 24x36 detached garage. Selling AS-IS. Needs TLC throughout. Same owner for over 40 years! SEE A2A REMARKS.

26. 2023-03-07
    listed $95,000 Active 370-char remark

    Show marketing remark (370 chars)

    Loads of potential! This spacious home is perfect for your next renovation project. Large first floor bathroom has plenty of room for upgrades. Laundry room has ample storage space. 2 bedrooms upstairs waiting for your personal touch. New siding 2018. Central AC. 24x36 detached garage. Selling AS-IS. Needs TLC throughout. Same owner for over 40 years! SEE A2A REMARKS.

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $1,207 · $101/mo
• Expected delta: +$242/yr (+$20/mo · 25.1%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,505
• − Mortgage interest: −$5,204
• − Property taxes: −$965
• − Insurance: −$464
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,703
• Taxable income: $2,008
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,911/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: Galion City
• NCES district ID: 3904402
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,331
• Composite: 38.08/100
• National rank: #4279
• State rank: #499 of 656 in OH

Livability — Galion

• Score: 63/100
• State rank: #833
• US rank: #15587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galion, OH
• County: Morrow · 41,908 people
• City population: 16,641
• Metro: Columbus, OH
• Population (ZIP): 16,641
• Household income: $57,234
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 3.8

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.57%
• Current HPI: 218.195
• 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

-2.2% since first listed

11 events — show timeline

• 2026-05-26 Listed $92,900 FAOR
• 2024-03-21 Pending — MARMLS
• 2024-02-29 Relisted — MARMLS
• 2024-02-26 Pending — MARMLS
• 2024-02-19 Listed $99,500 MARMLS
• 2023-09-22 Sold (Public Records) $85,000 Public Records
• 2023-09-11 Sold (MLS) $85,000 CBRMLS
• 2023-08-09 Contingent — CBRMLS
• 2023-05-02 Price Changed $85,000 CBRMLS
• 2023-03-21 Price Changed $90,000 CBRMLS
• 2023-03-07 Listed $95,000 CBRMLS

Property tax history

+4.6%/yr

Latest (2025): $965 · -0.3% YoY. Source: county tax records.