524 N Detroit St · Bellefontaine, OH 43311

$172,000

4 bd · 1.5 ba · 1,743 sqft · SingleFamily public records · 20 Days on market

Built 1920 6,098 sqft lot $99/sqft · at area comps Est $175k · at est.

---

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 +21.5/30.0
• ARV discount +8.4/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman Special! 4 Bedroom Home, 1.5 Baths, HWH new in 2018, Roof & Gutters new in 2017, Windows new in 2007. Furnace & Central Air new in 2007. Don't miss out out this great opportunity. Home is vacant. Seller, selling 'AS IS'.

Key facts

• Bonus room
• Major updates
• Convenient location

Tags

• WALKING DISTANCE OF DOWNTOWN
• BONUS ROOM
• MAJOR UPDATES
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public sewer; Supplied water; Natural gas connected; Separate meters; Sewer connected
• Home design: Single-family residence; Residential property
• Construction: Built in 1920; Vinyl siding; Stone foundation
• Exterior features: Porch; Shed(s); Residential lot

Interior

• Kitchen: Built-in electric oven; Cooktop; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Partially finished basement; Inoperable fireplace
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $170k (1.2% below list).
• Recommended offer: $169k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.6% in Bellefontaine — 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 (#213 in OH, #3,316 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Bellefontaine City (town): math 55% / reading 59% proficiency, ranked #348 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 152 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $94k; list at $172k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,420 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.99% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $175,499
• List price: $172,000
• Delta: -1.99%
• 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
208 W Williams Ave	0.07mi	3/2.0 (-1)	1,672 (-4%)	4mo	$205,900	$123	80
633 N Detroit St	0.13mi	3/1.5 (-1)	1,857 (+6%)	3mo	$195,000	$105	76
432 N Detroit St	0.07mi	3/1.5 (-1)	1,560 (-10%)	7mo	$177,000	$113	68
316 N Madriver St	0.29mi	4/1.5	1,612 (-8%)	8mo	$160,000	$99	67
413 E Sandusky Ave	0.54mi	4/2.0	1,673 (-4%)	1mo	$80,000	$48	66
322 Clagg St	0.45mi	4/2.0	1,620 (-7%)	4mo	$219,000	$135	62
1008 N Park St	0.54mi	3/2.0 (-1)	1,654 (-5%)	5mo	$275,000	$166	56
313 Irving Ave	0.38mi	3/2.5 (-1)	1,576 (-10%)	8mo	$261,000	$166	51
308 Plumvalley St	0.74mi	4/2.0	1,630 (-6%)	4mo	$166,630	$102	50
137 N Stanley St	0.60mi	3/2.0 (-1)	1,610 (-8%)	5mo	$181,000	$112	48
216 N Hayes St	0.74mi	3/2.0 (-1)	1,844 (+6%)	4mo	$278,000	$151	46
820 Sugarbush Ct	0.74mi	3/2.5 (-1)	1,988 (+14%)	6mo	$289,900	$146	28

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,529
• Equity at exit: $25,646

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $10,900
• Equity at exit: $14,871

Cash invested: $48,160 (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 43311

• Active inventory: 152
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $257

Break-even live

Break-even rent $1,374

Max offer price $172,000

Occupancy floor 80%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 N Madriver St Bellefontaine, OH	4.0	1.5	1600	$1,700	$1.06	44d	1	0.23mi

Listing history 17 events

1. 2026-06-18
   days on market $172,000 Active 20 DOM
2. 2026-06-17
   days on market $172,000 Active 19 DOM
3. 2026-06-16
   days on market $172,000 Active 18 DOM
4. 2026-06-16
   price $172,000 Active 17 DOM
5. 2026-06-15
   days on market $179,900 Active 17 DOM
6. 2026-06-13
   days on market $179,900 Active 15 DOM
7. 2026-06-12
   days on market $179,900 Active 14 DOM
8. 2026-06-09
   days on market $179,900 Active 11 DOM
9. 2026-06-08
   days on market $179,900 Active 10 DOM
10. 2026-06-07
    days on market $179,900 Active 9 DOM
11. 2026-06-07
    status $179,900 Active 8 DOM
12. 2026-05-12
    listed $179,900 Active 889-char remark
13. 2022-07-08
    soldstatus $94,000
14. 2022-07-07
    soldstatus $94,000 Closed 242-char remark

    Show marketing remark (242 chars)

    Handyman Special! 4 Bedroom Home, 1.5 Baths, HWH new in 2018, Roof & Gutters new in 2017, Windows new in 2007. Furnace & Central Air new in 2007. Don't miss out out this great opportunity. Home is vacant. Seller, selling 'AS IS'.

15. 2022-06-08
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Handyman Special! 4 Bedroom Home, 1.5 Baths, HWH new in 2018, Roof & Gutters new in 2017, Windows new in 2007. Furnace & Central Air new in 2007. Don't miss out out this great opportunity. Home is vacant. Seller, selling 'AS IS'.

16. 2022-06-06
    historical Contingency - Sale of Existing Home 242-char remark

    Show marketing remark (242 chars)

    Handyman Special! 4 Bedroom Home, 1.5 Baths, HWH new in 2018, Roof & Gutters new in 2017, Windows new in 2007. Furnace & Central Air new in 2007. Don't miss out out this great opportunity. Home is vacant. Seller, selling 'AS IS'.

17. 2022-06-03
    listed $119,900 Active 242-char remark

    Show marketing remark (242 chars)

    Handyman Special! 4 Bedroom Home, 1.5 Baths, HWH new in 2018, Roof & Gutters new in 2017, Windows new in 2007. Furnace & Central Air new in 2007. Don't miss out out this great opportunity. Home is vacant. Seller, selling 'AS IS'.

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$669/yr (+$56/mo · 49.7%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$9,635
• − Property taxes: −$1,346
• − Insurance: −$860
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,004
• Taxable income: $292
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $3,016/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: Bellefontaine City
• NCES district ID: 3904358
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $43,270
• Composite: 47.94/100
• National rank: #2207
• State rank: #348 of 656 in OH

Livability — Bellefontaine

• Score: 76/100
• State rank: #213
• US rank: #3316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellefontaine, OH
• County: Logan · 47,256 people
• City population: 20,074
• Population (ZIP): 20,074
• Household income: $64,217
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 10.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.18%
• Current HPI: 243.9954
• 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

+43.5% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $172,000 WRIST
• 2026-06-07 Relisted — WRIST
• 2026-05-22 Pending — WRIST
• 2026-05-12 Listed $179,900 WRIST
• 2022-07-08 Sold (Public Records) $94,000 Public Records
• 2022-07-07 Sold (MLS) $94,000 WRIST
• 2022-06-08 Pending — WRIST
• 2022-06-06 Contingent — WRIST
• 2022-06-03 Listed $119,900 WRIST

Property tax history

+2.2%/yr

Latest (2025): $1,346 · -8.1% YoY. Source: county tax records.