88 N Walnut · Lithopolis, OH 43136

$275,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 13 Days on market

Built 1933 0.25 ac lot Est $395k · 30% under

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Why this score? — see what drove the C 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 +15.7/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +4.8/10.0
• Appreciation +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1933 Cape Cod loaded with personality and ready for your touch! 3 Bedrooms & 2 Full Baths, Nice living room and formal dining and kitchen has nice older cabinets. Original hardwood floors throughout much of the home as well as doors, hardware and trim, all in great condition. Some vintage light fixtures are gorgeous. sThe side entrance from the carport is a very large mudroom/office/pantry area, leading to the kitchen. A large one-car garage has extra room for storage and off-street parking in the driveway. Walk to Wagnalls Memorial Library, Gardens & Community Center practically in your own back yard! Easy walk to the coffee shop, restaurants, pub, Wilson Park & Stage whe

Key facts

• Off street parking
• 0.25 acre lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE MUDROOM OFFICE PANTRY
• EXTRA ROOM FOR STORAGE
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half story; Built in 1933; No common walls
• Construction: Block foundation
• Exterior features: Patio

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Partial basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $119 ($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 $251k (8.7% below list).
• Recommended offer: $251k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in Lithopolis — 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 76/100 on livability (#232 in OH, #3,655 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Bloom-Carroll Local (rural): math 58% / reading 71% proficiency, ranked #179 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $998 of equity ($2k loan paydown + $-903 appreciation (-0.3% local appreciation)).
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,100 (8.7% below list)

Questions for the listing agent

1. Built in 1933 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $394,716
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 Eastman Ave	0.68mi	4/2.5 (+1)	1,510 (-3%)	10mo	$384,000	$254	48
149 Wheatley Dr	0.63mi	4/2.0 (+1)	1,750 (+13%)	10mo	$381,340	$218	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.94×
• Total profit: $-4,653
• Equity at exit: $75,367

10-year hold

• IRR: 4.7%
• Equity multiple: 1.48×
• Total profit: $37,174
• Equity at exit: $87,089

Cash invested: $77,000 (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 43136

• Home prices YoY: -0.1%
• Active inventory: 26
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$308 /mo · $3,693/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $119

Break-even live

Break-even rent $2,360

Max offer price $275,000

Occupancy floor 90%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
891 Orwell St Lithopolis, OH	3.0	2.5	2080	$2,511	$1.21	1d	1	1.18mi

Listing history 10 events

1. 2026-06-18
   days on market $275,000 Active 13 DOM
2. 2026-06-17
   days on market $275,000 Active 12 DOM
3. 2026-06-16
   days on market $275,000 Active 11 DOM
4. 2026-06-15
   days on market $275,000 Active 10 DOM
5. 2026-06-13
   days on market $275,000 Active 8 DOM
6. 2026-06-13
   days on market $275,000 Active 7 DOM
7. 2026-06-09
   days on market $275,000 Active 4 DOM
8. 2026-06-08
   days on market $275,000 Active 3 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    listed $275,000 Active 2 DOM

ⓘ 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: $3,693 · $308/mo
• Projected year-2 tax: $3,992 · $333/mo
• Expected delta: +$298/yr (+$25/mo · 8.1%)

ⓘ 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 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,132
• − Mortgage interest: −$15,404
• − Property taxes: −$3,693
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$8,000
• Taxable loss: −$3,162
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $2,189/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: Bloom-Carroll Local
• NCES district ID: 3904686
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 71% ▼ -5.00%
• Median HH income: $76,614
• Composite: 57.3/100
• National rank: #1089
• State rank: #179 of 656 in OH

Livability — Lithopolis

• Score: 76/100
• State rank: #232
• US rank: #3655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lithopolis, OH
• County: Fairfield · 186,676 people
• Metro: Columbus, OH
• Population (ZIP): 2,270
• Household income: $109,297
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 7.1

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -0.33%
• Current HPI: 216.9937
• 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

+97.8% since first listed

3 events — show timeline

• 2026-06-05 Listed $275,000 CBRMLS
• 2010-05-24 Listing Removed — CBRMLS
• 2009-11-23 Listed $139,000 CBRMLS

Property tax history

+7.8%/yr

Latest (2025): $3,693 · +43.8% YoY. Source: county tax records.