968 Highland Ave · Galion, OH 44833

$184,900

3 bd · 2.0 ba · 2,844 sqft · SingleFamily public records · 18 Days on market

Built 1956 $65/sqft · 39% below area Est $282k · 34% 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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home, immaculate 3 bedroom, 2 bath, move-in ready. Over 2600 sq ft. Attractive red and white oak hardwood floors & carpet. Freshly painted throughout. New 200 amp electric service box. Cass custom built kitchen with cherry cabinets. Basement. New landscaping. Newer roof, 6 inch new gutters & downspouts 2014. Newer windows. New drainage lines installed 2014. New sewer lines 2014. 2-car attached garage with extra storage. Deck. Agent related to seller.

Key facts

• Cozy fireplace
• Versatile bonus room
• Bright natural light

Tags

• QUIET BUCYRUS SETTING
• BRIGHT NATURAL LIGHT
• COZY FIREPLACE
• VERSATILE BONUS ROOM
• OPEN BACK PATIO

Property features AI

Exterior

• Parking: Attached concrete garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Vinyl siding construction
• Exterior features: Level lot; Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (26.3% below list).
• Recommended offer: $136k (26.3% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Primary Elementary School (458 students, 65% FRL); Galion Middle School (math 36% / reading 49%, grade D-, #493 of 654 statewide, top 76%, 385 students, 54% FRL); Galion High School (math 27% / reading 72%, grade D, #390 of 781 statewide, top 54%, 440 students, 55% FRL).
• 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $128k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,331 (26.3% 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. Built in 1956 — 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. 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?
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: 0.74% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 11.3

CMA / ARV

• ARV (median comp): $281,752
• List price: $184,900
• Delta: -34.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
745 Chiswick Pl	0.41mi	4/2.5 (+1)	2,656 (-7%)	15mo	$280,000	$105	50
615 Evans Ave	0.44mi	3/2.0	2,568 (-10%)	21mo	$215,000	$84	46

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-39,847
• Equity at exit: $27,569

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-47,447
• Equity at exit: $15,987

Cash invested: $51,772 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-155

Break-even live

Break-even rent $1,560

Max offer price $157,503

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-103	+0% $-155	+5% $-207	+10% $-260
Rent	-10% $-263	-5% $-209	+0% $-155	+5% $-101	+10% $-47
Rate	-1.0pp $-62	-0.5pp $-108	base $-155	+0.5pp $-203	+1.0pp $-252

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   listed $184,900 Active 729-char remark
2. 2025-09-05
   status Pending
3. 2025-08-29
   listed $199,900 Active
4. 2015-01-02
   soldstatus $127,900
5. 2014-12-24
   soldstatus $127,900

   Show marketing remark (486 chars)

   Beautifully updated home, immaculate 3 bedroom, 2 bath, move-in ready. Over 2600 sq ft. Attractive red and white oak hardwood floors & carpet. Freshly painted throughout. New 200 amp electric service box. Cass custom built kitchen with cherry cabinets. Basement. New landscaping. Newer roof, 6 inch new gutters & downspouts 2014. Newer windows. New drainage lines installed 2014. New sewer lines 2014. 2-car attached garage with extra storage. Deck. Agent related to seller.

6. 2014-11-18
   listed $127,900

   Show marketing remark (486 chars)

   Beautifully updated home, immaculate 3 bedroom, 2 bath, move-in ready. Over 2600 sq ft. Attractive red and white oak hardwood floors & carpet. Freshly painted throughout. New 200 amp electric service box. Cass custom built kitchen with cherry cabinets. Basement. New landscaping. Newer roof, 6 inch new gutters & downspouts 2014. Newer windows. New drainage lines installed 2014. New sewer lines 2014. 2-car attached garage with extra storage. Deck. Agent related to seller.

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,555 · $213/mo
• Expected delta: +$330/yr (+$27/mo · 14.8%)

ⓘ 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 · 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: $16,360
• − Mortgage interest: −$10,357
• − Property taxes: −$2,225
• − Insurance: −$924
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$5,379
• Taxable loss: −$5,144
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $-627/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

+44.6% since first listed

7 events — show timeline

• 2026-05-26 Pending — MARMLS
• 2026-05-08 Listed $184,900 MARMLS
• 2025-09-05 Pending — MARMLS
• 2025-08-29 Listed $199,900 MARMLS
• 2015-01-02 Sold (Public Records) $127,900 Public Records
• 2014-12-24 Sold (MLS) $127,900 MARMLS
• 2014-11-18 Listed $127,900 MARMLS

Property tax history

+3.0%/yr

Latest (2025): $2,225 · -0.3% YoY. Source: county tax records.