82 Oak St · Delaware, OH 43015

$222,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 47 Days on market

Built 1901 6,534 sqft lot $143/sqft · 11% above area Est $263k · 16% under ↓ 11% since listing

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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 +14.5/15.0
• Cash flow +11.6/30.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, thoughtfully updated home ideally situated in the heart of Delaware, offering 3 bedrooms and 2 full bathrooms. The open-concept living area seamlessly connects to a modern kitchen featuring quality finishes, while the main-level bedroom provides added flexibility for a variety of living arrangements. The upper level includes additional bedrooms and versatile bonus space, complemented by a finished lower level suitable for extra living, recreation, or storage. Outdoor amenities include a fenced yard, spacious deck, and a rare oversized 3-car garage. A compelling combination of character, updates, and functionality in a highly convenient location. This property is being made available exclusively through online auction. See A2A remarks.

Key facts

• Main-level bedroom
• Fenced yard
• Modern kitchen

Tags

• OPEN-CONCEPT LIVING AREA
• MODERN KITCHEN
• MAIN-LEVEL BEDROOM
• VERSATILE BONUS SPACE
• FINISHED LOWER LEVEL
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-69 ($-830/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (12.1% below list).
• Recommended offer: $195k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.5% in Delaware — 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 80/100 on livability (#116 in OH, #1,717 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, schools A; Watch: amenities C-, commute F.
• Delaware City (suburban): math 47% / reading 63% proficiency, ranked #355 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 499 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).

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.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,042 (12.1% 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 47 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $263,016
• List price: $222,000
• Delta: -15.59%
• 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
349 E Central Ave	0.15mi	3/1.0	1,595 (+3%)	12mo	$210,000	$132	74
126 Wilder St	0.38mi	3/2.0	1,440 (-7%)	3mo	$381,500	$265	68
229 E William St	0.19mi	3/1.0	1,425 (-8%)	7mo	$225,000	$158	68
43 Oak St	0.09mi	2/1.0 (-1)	1,450 (-6%)	11mo	$240,000	$166	67
281 E Central Ave	0.04mi	2/2.0 (-1)	1,739 (+12%)	11mo	$192,000	$110	64
224 E Central Ave	0.11mi	3/1.5	1,350 (-13%)	9mo	$288,000	$213	64
10 Smith St	0.46mi	3/1.0	1,575 (+2%)	11mo	$100,000	$63	62
356 E Central Ave	0.17mi	3/2.0	1,320 (-15%)	8mo	$265,000	$201	61
66 Joy Ave	0.45mi	3/1.0	1,392 (-10%)	3mo	$255,000	$183	56
213 Lake St	0.37mi	3/1.0	1,364 (-12%)	8mo	$220,000	$161	53
63 Joy Ave	0.48mi	3/1.5	1,384 (-11%)	6mo	$215,000	$155	52
85 Blymer St	0.73mi	3/2.0	1,454 (-6%)	5mo	$284,900	$196	52

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-43,355
• Equity at exit: $33,101

10-year hold

• IRR: -17.5%
• Equity multiple: 0.11×
• Total profit: $-55,252
• Equity at exit: $19,195

Cash invested: $62,160 (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 43015

• Rents YoY: 1.4%
• Active inventory: 499
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$353 /mo · $4,240/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-69

Break-even live

Break-even rent $2,038

Max offer price $209,782

Occupancy floor 99%

Sensitivity live

Price	-10% $57	-5% $-6	+0% $-69	+5% $-132	+10% $-195
Rent	-10% $-223	-5% $-146	+0% $-69	+5% $8	+10% $85
Rate	-1.0pp $43	-0.5pp $-13	base $-69	+0.5pp $-127	+1.0pp $-185

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Wade St Delaware, OH	3.0	1.5	1242	$2,100	$1.69	8d	1	0.20mi
22 Estelle St Delaware, OH	3.0	1.0	1150	$1,650	$1.43	11d	1	0.41mi
35 Flax St Delaware, OH	2.0	1.0–2.0	822	$1,985	$2.41	4d	16	0.43mi
1 Mossy Grove LN Delaware, OH	1.0–3.0	1.0–2.5	1022	$2,250	$2.20	2d	47	0.50mi
1 Village Gate Blvd Delaware, OH	1.0–2.0	1.0–2.5	935	$1,525	$1.63	2d	9	0.68mi
526 Rochdale Run Delaware, OH	3.0	2.5	1600	$2,299	$1.44	17d	1	1.05mi
253 S Liberty St Unit 8 Delaware, OH	3.0	1.5	1200	$1,475	$1.23	24d	1	1.22mi
253 S Liberty St Delaware, OH	3.0	1.0	1200	$1,475	$1.23	24d	1	1.22mi
253 S Liberty St Delaware, OH	2.0	1.0	1100	$1,099	$1.00	44d	1	1.22mi
20 Bur Reed Rd Delaware, OH	2.0	2.0	1457	$2,112	$1.45	2d	23	1.29mi
107 Ross St Apt E Delaware, OH	2.0	1.0	1900	$1,250	$0.66	8d	1	1.34mi

Listing history 7 events

1. 2026-05-31
   status $222,000 Pending 47 DOM
2. 2026-04-13
   listed $222,000 Active 754-char remark

   Show marketing remark (754 chars)

   Charming, thoughtfully updated home ideally situated in the heart of Delaware, offering 3 bedrooms and 2 full bathrooms. The open-concept living area seamlessly connects to a modern kitchen featuring quality finishes, while the main-level bedroom provides added flexibility for a variety of living arrangements. The upper level includes additional bedrooms and versatile bonus space, complemented by a finished lower level suitable for extra living, recreation, or storage. Outdoor amenities include a fenced yard, spacious deck, and a rare oversized 3-car garage. A compelling combination of character, updates, and functionality in a highly convenient location. This property is being made available exclusively through online auction. See A2A remarks.

3. 2026-03-05
   soldstatus $312,700
4. 2022-05-13
   soldstatus $275,000
5. 2022-05-12
   soldstatus $275,000 Closed 769-char remark

   Show marketing remark (769 chars)

   A MUST SEE!!! This cozy home is filled with pride from the owners. The newly remodeled kitchen has soft close cabinets, quartz counter tops, stainless steal appliances and brucewood floors. The main living area is open with a beautiful accent wall and electric fireplace. The owner's suite is located on the main level! Upstairs has an additional 2 bedrooms and a loft. The finished basement is a great extra entertaining area. The backyard is perfect for BBQ's and enjoying the evening on the covered deck equipped with an electric fireplace and tv to catch your show/ favorite team. Now let's talk about the over sized 3 car garage. It is a dream garage! complete with it's own HVAC system! Come see this house today! All pictures will be posted Tuesday afternoon.

6. 2022-04-21
   historical Contingent Finance and Inspection 769-char remark

   Show marketing remark (769 chars)

   A MUST SEE!!! This cozy home is filled with pride from the owners. The newly remodeled kitchen has soft close cabinets, quartz counter tops, stainless steal appliances and brucewood floors. The main living area is open with a beautiful accent wall and electric fireplace. The owner's suite is located on the main level! Upstairs has an additional 2 bedrooms and a loft. The finished basement is a great extra entertaining area. The backyard is perfect for BBQ's and enjoying the evening on the covered deck equipped with an electric fireplace and tv to catch your show/ favorite team. Now let's talk about the over sized 3 car garage. It is a dream garage! complete with it's own HVAC system! Come see this house today! All pictures will be posted Tuesday afternoon.

7. 2022-04-18
   listed $250,000 Active 769-char remark

   Show marketing remark (769 chars)

   A MUST SEE!!! This cozy home is filled with pride from the owners. The newly remodeled kitchen has soft close cabinets, quartz counter tops, stainless steal appliances and brucewood floors. The main living area is open with a beautiful accent wall and electric fireplace. The owner's suite is located on the main level! Upstairs has an additional 2 bedrooms and a loft. The finished basement is a great extra entertaining area. The backyard is perfect for BBQ's and enjoying the evening on the covered deck equipped with an electric fireplace and tv to catch your show/ favorite team. Now let's talk about the over sized 3 car garage. It is a dream garage! complete with it's own HVAC system! Come see this house today! All pictures will be posted Tuesday afternoon.

ⓘ 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: $4,240 · $353/mo
• Projected year-2 tax: $4,240 · $353/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $23,405
• − Mortgage interest: −$12,435
• − Property taxes: −$4,240
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,458
• Taxable loss: −$4,583
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $270/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: Delaware City
• NCES district ID: 3904387
• Math proficiency: 47% ▼ -24.00%
• Reading proficiency: 63% ▼ -7.00%
• Median HH income: $55,434
• Composite: 47.39/100
• National rank: #2288
• State rank: #355 of 656 in OH

Livability — Delaware

• Score: 80/100
• State rank: #116
• US rank: #1717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delaware, OH
• County: Delaware County · 203,207 people
• City population: 61,401
• Metro: Columbus, OH
• Population (ZIP): 61,401
• Household income: $105,322
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 965.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 5% Black 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -398.47%
• Current HPI: 233.0634
• Rent YoY: ▲ 1.42%
• Metro: Columbus, 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

-11.2% since first listed

6 events — show timeline

• 2026-04-13 Listed $222,000 CBRMLS
• 2026-03-05 Sold (Public Records) $312,700 Public Records
• 2022-05-13 Sold (Public Records) $275,000 Public Records
• 2022-05-12 Sold (MLS) $275,000 CBRMLS
• 2022-04-21 Contingent — CBRMLS
• 2022-04-18 Listed $250,000 CBRMLS

Property tax history

+5.5%/yr

Latest (2025): $4,240 · +5.1% YoY. Source: county tax records.