80860 Davis St · Tippecanoe, OH 44699

$79,900

3 bd · 2.5 ba · 2,310 sqft · SingleFamily public records · 177 Days on market

Built 1920 4,321 sqft lot $35/sqft · 80% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath Colonial offering over 2,300 sq ft above grade with additional unfinished space, situated on a corner lot in Tippecanoe. This three-story home features large rooms, original wood floors, a full walk-out basement, and multiple bonus rooms—providing endless potential for renovation and value-add. Ideal for investors, rehabbers, or buyers looking to restore a classic 1920 property. Cash or conventional financing only. Property is being sold as-is. Great opportunity at an affordable price point—bring your ideas and make it shine again!

Key facts

• 4,321 sq ft lot
• Built 1920
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#881 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, health & safety F.
• Harrison Hills City (rural): math 35% / reading 51% proficiency, ranked #522 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrison Central Elementary School (math 37% / reading 54%, grade D-, #980 of 1,584 statewide, top 62%, 807 students, 51% FRL); Harrison Central Jr./Sr. High School (math 32% / reading 48%, grade F, #522 of 781 statewide, top 67%, 599 students, 41% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $5k appreciation (6.8% local appreciation)).
• Harrison County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $80k implies a 433% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.60% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $404,391
• List price: $79,900
• Delta: -80.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 3.68×
• Total profit: $59,910
• Equity at exit: $54,275

10-year hold

• IRR: 36.8%
• Equity multiple: 7.68×
• Total profit: $149,487
• Equity at exit: $102,123

Cash invested: $22,372 (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 44699

• Home prices YoY: 2.5%
• Active inventory: 4
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $519

Break-even live

Break-even rent $622

Max offer price $79,900

Occupancy floor 54%

Sensitivity live

Price	-10% $564	-5% $542	+0% $519	+5% $496	+10% $474
Rent	-10% $418	-5% $468	+0% $519	+5% $570	+10% $620
Rate	-1.0pp $559	-0.5pp $539	base $519	+0.5pp $498	+1.0pp $477

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $79,900 Active 177 DOM
2. 2026-06-21
   days on market $79,900 Active 176 DOM
3. 2026-06-18
   days on market $79,900 Active 174 DOM
4. 2026-06-17
   days on market $79,900 Active 173 DOM
5. 2026-06-13
   days on market $79,900 Active 172 DOM
6. 2026-06-12
   days on market $79,900 Active 171 DOM
7. 2026-06-09
   days on market $79,900 Active 168 DOM
8. 2026-06-08
   days on market $79,900 Active 167 DOM
9. 2026-06-08
   days on market $79,900 Active 166 DOM
10. 2026-06-07
    pricedays on market $79,900 Active 165 DOM
11. 2026-06-04
    days on market $99,900 Active 162 DOM
12. 2026-06-02
    days on market $99,900 Active 161 DOM
13. 2026-06-01
    days on market $99,900 Active 160 DOM
14. 2026-05-31
    days on market $99,900 Active 159 DOM
15. 2026-03-23
    price $99,900 576-char remark

    Show marketing remark (576 chars)

    Spacious 4-bedroom, 2-bath Colonial offering over 2,300 sq ft above grade with additional unfinished space, situated on a corner lot in Tippecanoe. This three-story home features large rooms, original wood floors, a full walk-out basement, and multiple bonus rooms—providing endless potential for renovation and value-add. Ideal for investors, rehabbers, or buyers looking to restore a classic 1920 property. Cash or conventional financing only. Property is being sold as-is. Great opportunity at an affordable price point—bring your ideas and make it shine again!

16. 2025-12-23
    listed $120,000 Active 576-char remark

    Show marketing remark (576 chars)

    Spacious 4-bedroom, 2-bath Colonial offering over 2,300 sq ft above grade with additional unfinished space, situated on a corner lot in Tippecanoe. This three-story home features large rooms, original wood floors, a full walk-out basement, and multiple bonus rooms—providing endless potential for renovation and value-add. Ideal for investors, rehabbers, or buyers looking to restore a classic 1920 property. Cash or conventional financing only. Property is being sold as-is. Great opportunity at an affordable price point—bring your ideas and make it shine again!

17. 2019-01-14
    historical
18. 2018-10-02
    listed $14,000
19. 2018-09-30
    historical
20. 2018-03-16
    listed $24,900
21. 2003-09-08
    soldstatus $15,000

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$386/yr (+$32/mo · 81.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,353
• − Mortgage interest: −$4,476
• − Property taxes: −$474
• − Insurance: −$400
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,324
• Taxable income: $5,224
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $4,974/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: Harrison Hills City
• NCES district ID: 3904524
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $39,642
• Composite: 35.93/100
• National rank: #4803
• State rank: #522 of 656 in OH

Livability — Tippecanoe

• Score: 62/100
• State rank: #881
• US rank: #16651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tippecanoe, OH
• County: Harrison · 13,333 people
• Population (ZIP): 673
• Household income: $45,556
• Rent vs Own: 23.9% rent · 76.1% own

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 14,537 people
• By 2030: 13,961 · -4.0%
• By 2040: 12,753 · -12.3%
• By 2050: 11,607 · -20.2%
• By 2075: 9,299 · -36.0%
• By 2100: 7,447 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 14%
• Common ancestry: Iranian 11% Romanian 9% Subsaharan African 2%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+55.2) · D 21.9% · R 77.1%
• 2008→2024 swing: -52.8pp toward R · 2008: -2.4pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+52.6 2016: R+48.3 2012: R+14.9 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.79%
• Current HPI: 280.5872
• 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

+566.0% since first listed

7 events — show timeline

• 2026-03-23 Price Changed $99,900 MLSNOW
• 2025-12-23 Listed $120,000 MLSNOW
• 2019-01-14 Listing Removed — MLSNOW
• 2018-10-02 Listed $14,000 MLSNOW
• 2018-09-30 Listing Removed — MLSNOW
• 2018-03-16 Listed $24,900 MLSNOW
• 2003-09-08 Sold (Public Records) $15,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $474 · +0.1% YoY. Source: county tax records.