1332 Bella Vista Ave · Lexington, OH 44904

$159,900

4 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 54 Days on market

Built 1955 $116/sqft · 29% below area Est $225k · 29% under ↓ 6% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, Washington Township Cape Cod offers a great opportunity for both investors and owner-occupants, right outside of Lexington. Major improvements have already been made for you, with a brand new electrical panel this year, and a newer roof, furnace, and water heater, all in 2023. A well pump was also replaced in the last ten years. The eat-in kitchen features new appliances and solid cabinetry. New, cozy carpet invites you into the living room and down the hall, where the full bath features a new shower. Hardwood floors are also hiding under the carpet in the downstairs bedrooms. Bring your vision and creativity to reimagine this home- an inviting canvas ready for your personal style and design to truly make it shine. Whether you're looking for a smart investment, or a family home to make your own, this Lexington Cape Cod is full of potential!

Key facts

• Newer furnace
• Newer roof
• Central a/c

Tags

• NEWER ROOF
• NEWER FURNACE
• CENTRAL A/C
• NEWER WATER HEATER
• NEWER WELL PUMP
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.4% in Lexington — 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 77/100 on livability (#198 in OH, #3,037 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Lexington Local (suburban): math 72% / reading 75% proficiency, ranked #113 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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.
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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: 1.15% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $224,865
• List price: $159,900
• Delta: -28.89%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Bella Vista Ave	0.04mi	4/2.5	1,442 (+4%)	20mo	$270,000	$187	68
1036 Orchard Park Rd	0.59mi	3/1.5 (-1)	1,398 (+1%)	6mo	$250,000	$179	58
2656 Bella Vista Ave	0.07mi	3/2.5 (-1)	1,524 (+10%)	14mo	$237,500	$156	57
1116 Orchard Park Rd	0.40mi	3/1.5 (-1)	1,250 (-10%)	13mo	$192,000	$154	47
2655 Lakeside Dr	0.19mi	3/1.5 (-1)	1,176 (-15%)	23mo	$216,500	$184	40
950 Orchard Park Rd	0.73mi	4/1.5	1,584 (+15%)	21mo	$180,000	$114	22

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,474
• Equity at exit: $23,842

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $30,199
• Equity at exit: $13,825

Cash invested: $44,772 (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 44904

• Active inventory: 62
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $384

Break-even live

Break-even rent $1,354

Max offer price $159,900

Occupancy floor 74%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Castor Rd Mansfield, OH	2.0–3.0	1.0	926	$1,099	$1.19	43d	4	0.84mi

Listing history 6 events

1. 2026-05-05
   status Active 868-char remark

   Show marketing remark (868 chars)

   This charming, Washington Township Cape Cod offers a great opportunity for both investors and owner-occupants, right outside of Lexington. Major improvements have already been made for you, with a brand new electrical panel this year, and a newer roof, furnace, and water heater, all in 2023. A well pump was also replaced in the last ten years. The eat-in kitchen features new appliances and solid cabinetry. New, cozy carpet invites you into the living room and down the hall, where the full bath features a new shower. Hardwood floors are also hiding under the carpet in the downstairs bedrooms. Bring your vision and creativity to reimagine this home- an inviting canvas ready for your personal style and design to truly make it shine. Whether you're looking for a smart investment, or a family home to make your own, this Lexington Cape Cod is full of potential!

2. 2026-03-24
   status Pending 868-char remark

   Show marketing remark (868 chars)

   This charming, Washington Township Cape Cod offers a great opportunity for both investors and owner-occupants, right outside of Lexington. Major improvements have already been made for you, with a brand new electrical panel this year, and a newer roof, furnace, and water heater, all in 2023. A well pump was also replaced in the last ten years. The eat-in kitchen features new appliances and solid cabinetry. New, cozy carpet invites you into the living room and down the hall, where the full bath features a new shower. Hardwood floors are also hiding under the carpet in the downstairs bedrooms. Bring your vision and creativity to reimagine this home- an inviting canvas ready for your personal style and design to truly make it shine. Whether you're looking for a smart investment, or a family home to make your own, this Lexington Cape Cod is full of potential!

3. 2026-03-09
   price $159,900 868-char remark

   Show marketing remark (868 chars)

   This charming, Washington Township Cape Cod offers a great opportunity for both investors and owner-occupants, right outside of Lexington. Major improvements have already been made for you, with a brand new electrical panel this year, and a newer roof, furnace, and water heater, all in 2023. A well pump was also replaced in the last ten years. The eat-in kitchen features new appliances and solid cabinetry. New, cozy carpet invites you into the living room and down the hall, where the full bath features a new shower. Hardwood floors are also hiding under the carpet in the downstairs bedrooms. Bring your vision and creativity to reimagine this home- an inviting canvas ready for your personal style and design to truly make it shine. Whether you're looking for a smart investment, or a family home to make your own, this Lexington Cape Cod is full of potential!

4. 2026-02-19
   status Active 868-char remark

   Show marketing remark (868 chars)

   This charming, Washington Township Cape Cod offers a great opportunity for both investors and owner-occupants, right outside of Lexington. Major improvements have already been made for you, with a brand new electrical panel this year, and a newer roof, furnace, and water heater, all in 2023. A well pump was also replaced in the last ten years. The eat-in kitchen features new appliances and solid cabinetry. New, cozy carpet invites you into the living room and down the hall, where the full bath features a new shower. Hardwood floors are also hiding under the carpet in the downstairs bedrooms. Bring your vision and creativity to reimagine this home- an inviting canvas ready for your personal style and design to truly make it shine. Whether you're looking for a smart investment, or a family home to make your own, this Lexington Cape Cod is full of potential!

5. 2026-02-05
   status Pending 868-char remark

   Show marketing remark (868 chars)

   This charming, Washington Township Cape Cod offers a great opportunity for both investors and owner-occupants, right outside of Lexington. Major improvements have already been made for you, with a brand new electrical panel this year, and a newer roof, furnace, and water heater, all in 2023. A well pump was also replaced in the last ten years. The eat-in kitchen features new appliances and solid cabinetry. New, cozy carpet invites you into the living room and down the hall, where the full bath features a new shower. Hardwood floors are also hiding under the carpet in the downstairs bedrooms. Bring your vision and creativity to reimagine this home- an inviting canvas ready for your personal style and design to truly make it shine. Whether you're looking for a smart investment, or a family home to make your own, this Lexington Cape Cod is full of potential!

6. 2026-02-01
   listed $169,900 Active 868-char remark

   Show marketing remark (868 chars)

   This charming, Washington Township Cape Cod offers a great opportunity for both investors and owner-occupants, right outside of Lexington. Major improvements have already been made for you, with a brand new electrical panel this year, and a newer roof, furnace, and water heater, all in 2023. A well pump was also replaced in the last ten years. The eat-in kitchen features new appliances and solid cabinetry. New, cozy carpet invites you into the living room and down the hall, where the full bath features a new shower. Hardwood floors are also hiding under the carpet in the downstairs bedrooms. Bring your vision and creativity to reimagine this home- an inviting canvas ready for your personal style and design to truly make it shine. Whether you're looking for a smart investment, or a family home to make your own, this Lexington Cape Cod is full of potential!

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $2,234 · $186/mo
• Expected delta: +$260/yr (+$22/mo · 13.2%)

ⓘ 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: $22,074
• − Mortgage interest: −$8,957
• − Property taxes: −$1,974
• − Insurance: −$800
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$4,652
• Taxable income: $2,161
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $4,084/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: Lexington Local
• NCES district ID: 3904943
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $56,984
• Composite: 62.93/100
• National rank: #659
• State rank: #113 of 656 in OH

Livability — Lexington

• Score: 77/100
• State rank: #198
• US rank: #3037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 43,943 people
• City population: 13,450
• Metro: Mansfield, OH
• Population (ZIP): 13,450
• Household income: $62,364
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 237.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

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: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.61%
• Current HPI: 203.175
• Rent YoY: —
• Metro: Mansfield, OH
• 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

-5.9% since first listed

6 events — show timeline

• 2026-05-05 Relisted — MARMLS
• 2026-03-24 Pending — MARMLS
• 2026-03-09 Price Changed $159,900 MARMLS
• 2026-02-19 Relisted — MARMLS
• 2026-02-05 Pending — MARMLS
• 2026-02-01 Listed $169,900 MARMLS

Property tax history

+7.4%/yr

Latest (2025): $1,974 · -3.6% YoY. Source: county tax records.