5190 Durrett Rd · Commercial Point, OH 43146

$219,900

4 bd · 2.5 ba · 1,946 sqft · SingleFamily public records · 19 Days on market

Built 1966 0.88 ac lot $113/sqft · 56% below area

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single family home on nearly a full acre in Orient! This four-bedroom residence offers a major rehab ready opportunity.

Key facts

• 0.88 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Attached and detached garage space; 2 garage spaces
• Utilities: Private water source; Private sewer
• Home design: Single-family residence; One story; Built in 1966; No shared/common walls
• Construction: Other foundation
• Exterior features: Private sewer; Private water

Interior

• Bedrooms: 4 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central air conditioning; Oil heating
• Interior features: One fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.3% in Commercial Point — 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 72/100 on livability (#388 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,601 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $499,619
• List price: $219,900
• Delta: -55.99%
• 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
5190 Durrett Rd	0.00mi	4/1.5	1,946 (0%)	1mo	$200,000	$103	95
9360 Magnolia Way	0.47mi	3/2.5 (-1)	1,942 (-0%)	2mo	$370,000	$191	72
9375 Wingate Pl	0.45mi	4/2.5	1,944 (-0%)	10mo	$370,000	$190	70
297 Mahogany Ln	0.28mi	3/2.0 (-1)	1,850 (-5%)	3mo	$420,000	$227	69
302 Shady Hollow Dr	0.35mi	4/2.0	1,786 (-8%)	3mo	$399,900	$224	65
5035 Dietrich Ave	0.44mi	4/2.5	1,866 (-4%)	9mo	$350,000	$188	65
282 Shady Hollow Dr	0.34mi	4/2.5	2,132 (+10%)	9mo	$400,000	$188	61
313 Creek View Dr	0.33mi	4/2.5	2,192 (+13%)	12mo	$449,900	$205	53
5261 Dietrich Ave	0.38mi	4/3.5	1,682 (-14%)	4mo	$338,500	$201	52
5550 Stevens Dr	0.63mi	3/3.0 (-1)	1,780 (-8%)	8mo	$338,900	$190	43
5700 Boucher Dr	0.67mi	4/2.5	2,206 (+13%)	10mo	$380,000	$172	38
5155 Horseshoe Dr S	0.51mi	3/2.5 (-1)	1,709 (-12%)	17mo	$350,000	$205	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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,259
• Equity at exit: $32,788

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $43,225
• Equity at exit: $19,013

Cash invested: $61,572 (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 43146

• Home prices YoY: -26.8%
• Active inventory: 24
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,571 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$247 /mo · $2,963/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $539

Break-even live

Break-even rent $1,888

Max offer price $219,900

Occupancy floor 74%

Sensitivity live

Price	-10% $664	-5% $602	+0% $539	+5% $477	+10% $415
Rent	-10% $336	-5% $438	+0% $539	+5% $641	+10% $742
Rate	-1.0pp $650	-0.5pp $595	base $539	+0.5pp $482	+1.0pp $424

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5584 Lanterns Way Orient, OH	3.0	2.5	1928	$2,571	$1.33	2d	1	0.86mi

Listing history 4 events

1. 2026-05-15
   price $219,900 119-char remark
2. 2026-05-07
   listed $249,990 Active 119-char remark
3. 1994-06-13
   soldstatus $79,900
4. 1992-02-25
   soldstatus $139,900

ⓘ 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: $2,963 · $247/mo
• Projected year-2 tax: $3,197 · $266/mo
• Expected delta: +$234/yr (+$19/mo · 7.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,852
• − Mortgage interest: −$12,318
• − Property taxes: −$2,963
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − Depreciation: −$6,397
• Taxable income: $3,138
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $5,719/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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Commercial Point

• Score: 72/100
• State rank: #388
• US rank: #6304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickaway · 57,589 people
• City population: 2,764
• Metro: Columbus, OH
• Population (ZIP): 13,325
• Household income: $73,904
• Rent vs Own: 13.1% rent · 86.9% own

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Iranian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.05%
• Current HPI: 271.1768
• 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

+43.0% since first listed

6 events — show timeline

• 2026-06-01 Sold (MLS) $200,000 CBRMLS
• 2026-05-26 Pending — CBRMLS
• 2026-05-15 Price Changed $219,900 CBRMLS
• 2026-05-07 Listed $249,990 CBRMLS
• 1994-06-13 Sold (Public Records) $79,900 Public Records
• 1992-02-25 Sold (Public Records) $139,900 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,963 · -1.3% YoY. Source: county tax records.