172 Hayward Ave · Circleville, OH 43113

$90,000

2 bd · 1.5 ba · 1,187 sqft · SingleFamily public records · 47 Days on market

Built 1900 4,791 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment opportunity on the north side of Circleville. This home offers a full front porch and large family room that extends the width of the house. The kitchen, breakfast, laundry and full bath extend across the back. The rear covered porch has access to the cellar. Upstairs is two huge bedrooms and a half bath. You do have to walk through bedroom #1 to get to bedroom #2 and the half bath. The house and foundation is in good shape but it does need a roof. During heavy wind/rain there appears to be a leak that drips along the center truss. The back yard is very spacious along with a detached garage. Three sides of the yard is already fenced.

Key facts

• Home warranty
• Off street parking
• Full bathroom

Tags

• DETACHED ONE CAR GARAGE
• OFF STREET PARKING
• FULL BATHROOM
• LAUNDRY ROOM
• RECENT INVESTMENT AND UPDATES
• HOME WARRANTY

Property features AI

Exterior

• Parking: Detached garage (1 car); On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Block foundation; Built in 1900
• Exterior features: Block foundation; Lot approximately 0.11 acre

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Forced air heating
• Interior features: Insulated partial windows; Cellar (partial basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.9% in Circleville — 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 71/100 on livability (#437 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Circleville City (town): math 37% / reading 47% proficiency, ranked #533 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $217,221
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Collins Ct	0.34mi	3/1.0 (+1)	1,188 (+0%)	8mo	$217,000	$183	70
550 Springhollow Rd	0.56mi	3/2.0 (+1)	1,190 (+0%)	3mo	$266,000	$224	64
565 Springhollow Rd	0.51mi	3/1.0 (+1)	1,200 (+1%)	9mo	$244,900	$204	60
130 Rosewood Ave	0.27mi	3/1.0 (+1)	1,092 (-8%)	9mo	$165,900	$152	60
122 Pleasant St	0.43mi	2/1.0	1,062 (-10%)	2mo	$185,000	$174	59
556 N Pickaway St	0.48mi	3/1.0 (+1)	1,240 (+4%)	8mo	$115,000	$93	57
1170 Atwater Ave	0.65mi	3/2.0 (+1)	1,187 (0%)	8mo	$250,000	$211	56
172 Sunset Dr	0.63mi	2/1.0	1,212 (+2%)	12mo	$235,000	$194	55
107 Reber Ave	0.40mi	3/1.5 (+1)	1,274 (+7%)	11mo	$220,000	$173	55
109 Highland Ave	0.23mi	3/1.0 (+1)	1,049 (-12%)	10mo	$210,000	$200	54
258 Timberline Dr	0.46mi	2/2.0	1,064 (-10%)	12mo	$45,900	$43	50
892 Lincoln Dr	0.55mi	3/2.0 (+1)	1,256 (+6%)	10mo	$215,000	$171	49

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $21,123
• Equity at exit: $13,419

10-year hold

• IRR: 28.7%
• Equity multiple: 3.56×
• Total profit: $64,387
• Equity at exit: $7,782

Cash invested: $25,200 (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 43113

• Active inventory: 117
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $561

Break-even live

Break-even rent $753

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $611	-5% $586	+0% $561	+5% $535	+10% $510
Rent	-10% $445	-5% $503	+0% $561	+5% $618	+10% $676
Rate	-1.0pp $606	-0.5pp $583	base $561	+0.5pp $537	+1.0pp $514

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Watt St Circleville, OH	3.0	2.0	1400	$1,725	$1.23	18d	1	0.87mi
504 S Court St Circleville, OH	2.0	1.0	1000	$1,225	$1.23	24d	1	1.07mi
412 E Union St Unit 412 Front Circleville, OH	3.0	1.0	1100	$1,375	$1.25	44d	1	1.18mi

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   price $90,000
3. 2026-04-22
   status Active
4. 2026-04-10
   historical Contingent
5. 2026-03-30
   price $120,000
6. 2026-03-13
   listed $130,000 Active
7. 2026-03-09
   historical
8. 2026-02-24
   price $125,000
9. 2025-12-16
   price $139,900
10. 2025-11-24
    listed $140,000 Active
11. 2025-11-13
    historical
12. 2022-05-11
    soldstatus $80,000 Closed 658-char remark

    Show marketing remark (658 chars)

    Great Investment opportunity on the north side of Circleville. This home offers a full front porch and large family room that extends the width of the house. The kitchen, breakfast, laundry and full bath extend across the back. The rear covered porch has access to the cellar. Upstairs is two huge bedrooms and a half bath. You do have to walk through bedroom #1 to get to bedroom #2 and the half bath. The house and foundation is in good shape but it does need a roof. During heavy wind/rain there appears to be a leak that drips along the center truss. The back yard is very spacious along with a detached garage. Three sides of the yard is already fenced.

13. 2022-05-07
    status Pending 658-char remark

    Show marketing remark (658 chars)

    Great Investment opportunity on the north side of Circleville. This home offers a full front porch and large family room that extends the width of the house. The kitchen, breakfast, laundry and full bath extend across the back. The rear covered porch has access to the cellar. Upstairs is two huge bedrooms and a half bath. You do have to walk through bedroom #1 to get to bedroom #2 and the half bath. The house and foundation is in good shape but it does need a roof. During heavy wind/rain there appears to be a leak that drips along the center truss. The back yard is very spacious along with a detached garage. Three sides of the yard is already fenced.

14. 2022-04-22
    listed $85,000 Active 658-char remark

    Show marketing remark (658 chars)

    Great Investment opportunity on the north side of Circleville. This home offers a full front porch and large family room that extends the width of the house. The kitchen, breakfast, laundry and full bath extend across the back. The rear covered porch has access to the cellar. Upstairs is two huge bedrooms and a half bath. You do have to walk through bedroom #1 to get to bedroom #2 and the half bath. The house and foundation is in good shape but it does need a roof. During heavy wind/rain there appears to be a leak that drips along the center truss. The back yard is very spacious along with a detached garage. Three sides of the yard is already fenced.

15. 2022-04-20
    historical $85,000 658-char remark

    Show marketing remark (658 chars)

    Great Investment opportunity on the north side of Circleville. This home offers a full front porch and large family room that extends the width of the house. The kitchen, breakfast, laundry and full bath extend across the back. The rear covered porch has access to the cellar. Upstairs is two huge bedrooms and a half bath. You do have to walk through bedroom #1 to get to bedroom #2 and the half bath. The house and foundation is in good shape but it does need a roof. During heavy wind/rain there appears to be a leak that drips along the center truss. The back yard is very spacious along with a detached garage. Three sides of the yard is already fenced.

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$192/yr (+$16/mo · 18.8%)

ⓘ 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 ≥101°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: $17,545
• − Mortgage interest: −$5,041
• − Property taxes: −$1,020
• − Insurance: −$450
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,618
• Taxable income: $5,608
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $5,381/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: Circleville City
• NCES district ID: 3904376
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $39,318
• Composite: 35.09/100
• National rank: #5021
• State rank: #533 of 656 in OH

Livability — Circleville

• Score: 71/100
• State rank: #437
• US rank: #7237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Circleville, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 24,314
• Household income: $63,715
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 7.4

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 0%

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: ▼ -136.77%
• Current HPI: 241.5556
• 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

15 events — show timeline

• 2026-04-30 Pending — CBRMLS
• 2026-04-23 Price Changed $90,000 CBRMLS
• 2026-04-22 Relisted — CBRMLS
• 2026-04-10 Contingent — CBRMLS
• 2026-03-30 Price Changed $120,000 CBRMLS
• 2026-03-13 Listed $130,000 CBRMLS
• 2026-03-09 Listing Removed — CBRMLS
• 2026-02-24 Price Changed $125,000 CBRMLS
• 2025-12-16 Price Changed $139,900 CBRMLS
• 2025-11-24 Listed $140,000 CBRMLS
• 2025-11-13 Coming Soon — CBRMLS
• 2022-05-11 Sold (MLS) $80,000 CBRMLS
• 2022-05-07 Pending — CBRMLS
• 2022-04-22 Listed $85,000 CBRMLS
• 2022-04-20 Coming Soon $85,000 CBRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,020 · +0.5% YoY. Source: county tax records.