320 Newdale Dr · Bryan, OH 43506

$199,900

3 bd · 1.5 ba · 1,848 sqft · SingleFamily public records · 67 Days on market

Built 1955 9,888 sqft lot $108/sqft · 17% below area Est $241k · 17% 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 +7.8/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is in a great location close to the park and west end pool. It is one of the larger ranch homes in the Newdale Drive neighborhood having 1848 square feet of living area. The subject property is southwest of the bowling alley. The fireplace has an electric insert, but could be converted to gas once the interior chimney flue is inspected. There is a large front wood deck and a rear concrete patio with a wheelchair ramp. The natural gas budget is only $88/month. There are two natural gas furnaces in the home servicing different sections of the home. Central air compressor is in the rear of the home. A pantry is located just off of the large kitchen/great room. The refrigerator is negotiable. The circuit breaker box is accessed by way of an outside door to an enclosed closet. The kitchen has a center island. there is a cedar closet in the utility room. The main bathroom has a walk-in shower.

Key facts

• Large ranch homes
• Rear concrete patio
• Natural gas furnaces

Tags

• LARGE RANCH HOMES
• ELECTRIC INSERT FIREPLACE
• LARGE FRONT WOOD DECK
• REAR CONCRETE PATIO
• NATURAL GAS FURNACES
• CENTRAL AIR COMPRESSOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.6% below list).
• Recommended offer: $131k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Bryan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#170 in OH, #2,623 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Bryan City (town): math 60% / reading 65% proficiency, ranked #266 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 40 units permitted in Williams 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.
• Williams County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $200k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $130,717 (34.6% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 12.7

CMA / ARV

• ARV (median comp): $241,132
• List price: $199,900
• Delta: -17.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Townline Rd	0.27mi	3/2.0	1,936 (+5%)	6mo	$235,473	$122	72
826 Parkview Ave	0.33mi	3/2.0	1,698 (-8%)	5mo	$220,000	$130	65
401 Avenue A	0.33mi	3/1.5	1,676 (-9%)	8mo	$190,000	$113	63
134 N Vine St	0.46mi	4/3.0 (+1)	1,874 (+1%)	5mo	$210,000	$112	61
817 Oakwood Ave	0.37mi	3/2.5	2,022 (+9%)	4mo	$220,000	$109	60
215 Enterprise St	0.70mi	3/2.5	1,825 (-1%)	11mo	$197,500	$108	52
1001 Stonehedge Dr	0.58mi	3/2.0	1,806 (-2%)	18mo	$399,000	$221	52
505 S Lebanon St	0.50mi	3/1.5	1,668 (-10%)	12mo	$230,000	$138	50
726 Crestview Ave	0.72mi	3/2.5	1,750 (-5%)	4mo	$230,000	$131	50
411 Oxford Dr	0.38mi	3/1.5	1,601 (-13%)	12mo	$200,000	$125	50
144 Deerfield Cir	0.68mi	3/2.5	2,114 (+14%)	2mo	$300,000	$142	38
1102 Crestview Ave	0.72mi	3/2.5	2,017 (+9%)	12mo	$300,000	$149	37

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: -24.4%
• Equity multiple: 0.17×
• Total profit: $-46,605
• Equity at exit: $29,806

10-year hold

• IRR: -20.0%
• Equity multiple: -0.05×
• Total profit: $-59,044
• Equity at exit: $17,284

Cash invested: $55,972 (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 43506

• Home prices YoY: -21.1%
• Active inventory: 63
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-222

Break-even live

Break-even rent $1,588

Max offer price $160,641

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $199,900 Pending 67 DOM
2. 2026-06-09
   days on market $199,900 Active 64 DOM
3. 2026-06-08
   days on market $199,900 Active 63 DOM
4. 2026-06-07
   days on market $199,900 Active 62 DOM
5. 2026-06-07
   days on market $199,900 Active 61 DOM
6. 2026-06-04
   days on market $199,900 Active 58 DOM
7. 2026-06-02
   days on market $199,900 Active 57 DOM
8. 2026-06-01
   days on market $199,900 Active 56 DOM
9. 2026-05-31
   days on market $199,900 Active 55 DOM
10. 2026-05-04
    price $199,900 910-char remark

    Show marketing remark (910 chars)

    This home is in a great location close to the park and west end pool. It is one of the larger ranch homes in the Newdale Drive neighborhood having 1848 square feet of living area. The subject property is southwest of the bowling alley. The fireplace has an electric insert, but could be converted to gas once the interior chimney flue is inspected. There is a large front wood deck and a rear concrete patio with a wheelchair ramp. The natural gas budget is only $88/month. There are two natural gas furnaces in the home servicing different sections of the home. Central air compressor is in the rear of the home. A pantry is located just off of the large kitchen/great room. The refrigerator is negotiable. The circuit breaker box is accessed by way of an outside door to an enclosed closet. The kitchen has a center island. there is a cedar closet in the utility room. The main bathroom has a walk-in shower.

11. 2026-04-20
    price $209,900 910-char remark

    Show marketing remark (910 chars)

    This home is in a great location close to the park and west end pool. It is one of the larger ranch homes in the Newdale Drive neighborhood having 1848 square feet of living area. The subject property is southwest of the bowling alley. The fireplace has an electric insert, but could be converted to gas once the interior chimney flue is inspected. There is a large front wood deck and a rear concrete patio with a wheelchair ramp. The natural gas budget is only $88/month. There are two natural gas furnaces in the home servicing different sections of the home. Central air compressor is in the rear of the home. A pantry is located just off of the large kitchen/great room. The refrigerator is negotiable. The circuit breaker box is accessed by way of an outside door to an enclosed closet. The kitchen has a center island. there is a cedar closet in the utility room. The main bathroom has a walk-in shower.

12. 2026-04-01
    listed $219,900 Active 910-char remark

    Show marketing remark (910 chars)

    This home is in a great location close to the park and west end pool. It is one of the larger ranch homes in the Newdale Drive neighborhood having 1848 square feet of living area. The subject property is southwest of the bowling alley. The fireplace has an electric insert, but could be converted to gas once the interior chimney flue is inspected. There is a large front wood deck and a rear concrete patio with a wheelchair ramp. The natural gas budget is only $88/month. There are two natural gas furnaces in the home servicing different sections of the home. Central air compressor is in the rear of the home. A pantry is located just off of the large kitchen/great room. The refrigerator is negotiable. The circuit breaker box is accessed by way of an outside door to an enclosed closet. The kitchen has a center island. there is a cedar closet in the utility room. The main bathroom has a walk-in shower.

13. 1997-02-24
    soldstatus $79,500

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$819/yr (+$68/mo · 55.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 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: $15,686
• − Mortgage interest: −$11,198
• − Property taxes: −$1,480
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$5,815
• Taxable loss: −$6,316
• Est. tax savings @ 24.0%: +$1,516
• After-tax cash flow: $-1,151/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: Bryan City
• NCES district ID: 3904367
• Math proficiency: 60% ▼ -8.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $41,709
• Composite: 52.34/100
• National rank: #1587
• State rank: #266 of 656 in OH

Livability — Bryan

• Score: 78/100
• State rank: #170
• US rank: #2623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryan, OH
• County: Williams · 37,585 people
• City population: 14,691
• Population (ZIP): 14,691
• Household income: $60,705
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 3.6

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.45%
• Current HPI: 211.2824
• 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

+151.4% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $199,900 NORIS
• 2026-04-20 Price Changed $209,900 NORIS
• 2026-04-01 Listed $219,900 NORIS
• 1997-02-24 Sold (Public Records) $79,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,480 · +0.0% YoY. Source: county tax records.