1319 Ohio 576 · Bryan, OH 43506

$149,900

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 75 Days on market

Built 1962 1.21 ac lot $119/sqft · 27% below area Est $204k · 27% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +5.6/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath ranch situated on 1.21 acres, offering the perfect blend of convenience and country living. Located just minutes from town, this home provides a peaceful setting with plenty of space to enjoy. Features include central air for year-round comfort and baseboard heating, along with a cozy fireplace in the basement. The roof is less than 10 years old, adding peace of mind for future owners. With a little TLC and minor updating, this property presents a great opportunity to make it your own. Schedule your showing today!

Key facts

• 1.21 acre lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $18 ($219/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.8% below list).
• Recommended offer: $120k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.1% in Bryan — 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 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.
• Central Local (rural): math 66% / reading 66% proficiency, ranked #195 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 64 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 $4k 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 75 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,178 (19.8% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $204,176
• List price: $149,900
• Delta: -26.58%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-23,173
• Equity at exit: $22,351

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-18,869
• Equity at exit: $12,961

Cash invested: $41,972 (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: 64
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $18

Break-even live

Break-even rent $1,179

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $103	-5% $61	+0% $18	+5% $-24	+10% $-67
Rent	-10% $-77	-5% $-29	+0% $18	+5% $66	+10% $113
Rate	-1.0pp $94	-0.5pp $56	base $18	+0.5pp $-21	+1.0pp $-60

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $149,900 Active 75 DOM
2. 2026-06-21
   days on market $149,900 Active 74 DOM
3. 2026-06-18
   days on market $149,900 Active 72 DOM
4. 2026-06-17
   days on market $149,900 Active 71 DOM
5. 2026-06-16
   days on market $149,900 Active 70 DOM
6. 2026-06-15
   days on market $149,900 Active 69 DOM
7. 2026-06-13
   days on market $149,900 Active 67 DOM
8. 2026-06-12
   pricedays on market $149,900 Active 66 DOM
9. 2026-06-09
   days on market $159,900 Active 63 DOM
10. 2026-06-08
    days on market $159,900 Active 62 DOM
11. 2026-06-08
    days on market $159,900 Active 61 DOM
12. 2026-06-05
    days on market $159,900 Active 59 DOM
13. 2026-06-04
    days on market $159,900 Active 57 DOM
14. 2026-06-02
    days on market $159,900 Active 56 DOM
15. 2026-06-01
    days on market $159,900 Active 55 DOM
16. 2026-05-31
    days on market $159,900 Active 54 DOM
17. 2026-04-21
    price $159,900 546-char remark

    Show marketing remark (546 chars)

    Charming 3-bedroom, 2-bath ranch situated on 1.21 acres, offering the perfect blend of convenience and country living. Located just minutes from town, this home provides a peaceful setting with plenty of space to enjoy. Features include central air for year-round comfort and baseboard heating, along with a cozy fireplace in the basement. The roof is less than 10 years old, adding peace of mind for future owners. With a little TLC and minor updating, this property presents a great opportunity to make it your own. Schedule your showing today!

18. 2026-04-06
    listed $169,900 Active 546-char remark

    Show marketing remark (546 chars)

    Charming 3-bedroom, 2-bath ranch situated on 1.21 acres, offering the perfect blend of convenience and country living. Located just minutes from town, this home provides a peaceful setting with plenty of space to enjoy. Features include central air for year-round comfort and baseboard heating, along with a cozy fireplace in the basement. The roof is less than 10 years old, adding peace of mind for future owners. With a little TLC and minor updating, this property presents a great opportunity to make it your own. Schedule your showing today!

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$674/yr (+$56/mo · 68.0%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,421
• − Mortgage interest: −$8,397
• − Property taxes: −$991
• − Insurance: −$750
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,361
• Taxable loss: −$2,384
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $791/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: Central Local
• NCES district ID: 3904671
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $52,402
• Composite: 56.29/100
• National rank: #1169
• State rank: #195 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

• 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

-5.9% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $159,900 NORIS
• 2026-04-06 Listed $169,900 NORIS

Property tax history

+0.1%/yr

Latest (2025): $991 · +0.0% YoY. Source: county tax records.