109 N Monroe St · Christiansburg, OH 45389

$85,000

3 bd · 1.0 ba · 1,546 sqft · SingleFamily public records · 28 Days on market

Built 1900 0.28 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CASH ONLY - CURB OFFERS Being sold AS IS Tenant occupied Newer furnace and water tank Standing water in the basement

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Parking: Detached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Block foundation
• Exterior features: Lot approximately 0.28 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Interior features: Full basement

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$299,924) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,044 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, schools F.
• Graham Local (rural): math 44% / reading 60% proficiency, ranked #407 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $4k appreciation (5.0% local appreciation)).
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $83,725 (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. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.43% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $299,924
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 N Grant St	0.19mi	3/2.0	1,524 (-1%)	5mo	$295,000	$194	81
213 N Main St	0.11mi	2/1.0 (-1)	1,728 (+12%)	4mo	$129,000	$75	67
202 N Lincoln St	0.10mi	4/1.0 (+1)	1,335 (-14%)	11mo	$90,000	$67	58
5335 Greg Dr	0.62mi	3/2.5	1,771 (+15%)	13mo	$350,000	$198	30

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

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.75×
• Total profit: $41,724
• Equity at exit: $48,216

10-year hold

• IRR: 26.9%
• Equity multiple: 5.50×
• Total profit: $107,126
• Equity at exit: $83,255

Cash invested: $23,800 (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 45389

• Home prices YoY: 1.9%
• Active inventory: 6
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $346

Break-even live

Break-even rent $776

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $394	-5% $370	+0% $346	+5% $322	+10% $298
Rent	-10% $250	-5% $298	+0% $346	+5% $394	+10% $442
Rate	-1.0pp $389	-0.5pp $368	base $346	+0.5pp $324	+1.0pp $302

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   statusdays on market $85,000 Pending 28 DOM
2. 2026-06-18
   days on market $85,000 Active 27 DOM
3. 2026-06-17
   days on market $85,000 Active 26 DOM
4. 2026-06-16
   days on market $85,000 Active 25 DOM
5. 2026-06-15
   days on market $85,000 Active 24 DOM
6. 2026-06-13
   days on market $85,000 Active 22 DOM
7. 2026-06-12
   days on market $85,000 Active 21 DOM
8. 2026-06-09
   days on market $85,000 Active 18 DOM
9. 2026-06-08
   days on market $85,000 Active 17 DOM
10. 2026-06-08
    days on market $85,000 Active 16 DOM
11. 2026-06-05
    days on market $85,000 Active 14 DOM
12. 2026-06-04
    days on market $85,000 Active 12 DOM
13. 2026-06-02
    days on market $85,000 Active 11 DOM
14. 2026-06-01
    days on market $85,000 Active 10 DOM
15. 2026-05-31
    days on market $85,000 Active 9 DOM
16. 2026-05-22
    listed $85,000 Active
17. 2002-09-23
    soldstatus $60,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,570
• − Mortgage interest: −$4,761
• − Property taxes: −$1,582
• − Insurance: −$425
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,473
• Taxable income: $2,999
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $3,435/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: Graham Local
• NCES district ID: 3904619
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $54,928
• Composite: 44.85/100
• National rank: #2731
• State rank: #407 of 656 in OH

Livability — Christiansburg

• Score: 58/100
• State rank: #1044
• US rank: #20788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christiansburg, OH
• County: Champaign · 37,359 people
• City population: 701
• Population (ZIP): 701
• Household income: $73,125
• Rent vs Own: 10.6% rent · 89.4% own

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Slovak 4% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.01%
• Current HPI: 269.1152
• 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

+41.7% since first listed

2 events — show timeline

• 2026-05-22 Listed $85,000 CBRMLS
• 2002-09-23 Sold (Public Records) $60,000 Public Records

Property tax history

-6.1%/yr

Latest (2025): $1,582 · +0.0% YoY. Source: county tax records.