10 Smith · Delaware, OH 43015

$139,000

3 bd · 1.0 ba · 1,575 sqft · SingleFamily public records · 21 Days on market

Built 1901 8,712 sqft lot Est $254k · 45% under ↓ 21% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story home offers 1,575 sq ft with potential for four bedrooms and a single bathroom. The property requires a full rehab, ideal for investors and renovators looking to capitalize in a growing town. Key features include a large family room with sliding door access to a spacious backyard. As well as an open living room and kitchen. Located on a 0.192 +/- acre lot in the Delaware CSD, this home presents an excellent opportunity for all.

Key facts

• Hardwood floors
• New roof
• 8,712 sq ft lot

Tags

• HARDWOOD FLOORS
• COMMERCIAL STEEL TRUSSES
• NEW STAINLESS STEEL APPLIANCES
• NEW ROOF

Property features AI

Exterior

• Parking: Detached garage (1 space); On-street parking; Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1901
• Construction: Block and poured foundation
• Exterior features: 0.2-acre lot; No common walls

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Partial cellar basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 6 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 $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.
• Current owner paid $100k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — 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: 1.48% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.15%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $253,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Smith St	0.00mi	3/1.0	1,575 (0%)	11mo	$100,000	$63	91
126 Wilder St	0.09mi	3/2.0	1,440 (-9%)	3mo	$381,500	$265	75
66 Joy Ave	0.18mi	3/1.0	1,392 (-12%)	3mo	$255,000	$183	70
349 E Central Ave	0.51mi	3/1.0	1,595 (+1%)	12mo	$210,000	$132	64
63 Joy Ave	0.19mi	3/1.5	1,384 (-12%)	6mo	$215,000	$155	64
35 Chamberlain St	0.31mi	3/1.0	1,806 (+15%)	2mo	$240,000	$133	59
213 Lake St	0.38mi	3/1.0	1,364 (-13%)	7mo	$220,000	$161	54
43 Oak St	0.44mi	2/1.0 (-1)	1,450 (-8%)	11mo	$240,000	$166	52
229 E William St	0.64mi	3/1.0	1,425 (-10%)	7mo	$225,000	$158	49
85 Blymer St	0.71mi	3/2.0	1,454 (-8%)	5mo	$284,900	$196	46
224 E Central Ave	0.53mi	3/1.5	1,350 (-14%)	9mo	$288,000	$213	42
281 E Central Ave	0.50mi	2/2.0 (-1)	1,739 (+10%)	11mo	$192,000	$110	42

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: 13.1%
• Equity multiple: 1.51×
• Total profit: $19,997
• Equity at exit: $20,725

10-year hold

• IRR: 20.8%
• Equity multiple: 2.63×
• Total profit: $63,494
• Equity at exit: $12,018

Cash invested: $38,920 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$729
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $718

Break-even live

Break-even rent $1,153

Max offer price $139,000

Occupancy floor 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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Mossy Grove LN Delaware, OH	1.0–3.0	1.0–2.5	1022	$2,250	$2.20	1d	47	0.24mi
6 Wade St Delaware, OH	3.0	1.5	1242	$2,100	$1.69	7d	1	0.59mi
35 Flax St Delaware, OH	2.0	1.0–2.0	822	$1,985	$2.41	4d	16	0.67mi
1 Village Gate Blvd Delaware, OH	1.0–2.0	1.0–2.5	935	$1,525	$1.63	1d	9	0.72mi
22 Estelle St Delaware, OH	3.0	1.0	1150	$1,650	$1.43	10d	1	0.72mi
526 Rochdale Run Delaware, OH	3.0	2.5	1600	$2,299	$1.44	17d	1	1.41mi

Listing history 27 events

1. 2026-06-17
   status $139,000 Pending 21 DOM
2. 2026-06-17
   days on market $139,000 Active 21 DOM
3. 2026-06-16
   days on market $139,000 Active 20 DOM
4. 2026-06-15
   days on market $139,000 Active 19 DOM
5. 2026-06-13
   days on market $139,000 Active 17 DOM
6. 2026-06-09
   days on market $139,000 Active 13 DOM
7. 2026-06-08
   days on market $139,000 Active 12 DOM
8. 2026-06-07
   remarks 528-char remark
9. 2026-06-07
   days on market $139,000 Active 11 DOM
10. 2026-06-03
    days on market $139,000 Active 7 DOM
11. 2026-06-02
    days on market $139,000 Active 6 DOM
12. 2026-06-01
    days on market $139,000 Active 5 DOM
13. 2026-05-31
    days on market $139,000 Active 4 DOM
14. 2026-05-27
    listed $139,000 Active
15. 2025-08-01
    soldstatus $100,000
16. 2025-07-11
    status Active 446-char remark

    Show marketing remark (446 chars)

    This two-story home offers 1,575 sq ft with potential for four bedrooms and a single bathroom. The property requires a full rehab, ideal for investors and renovators looking to capitalize in a growing town. Key features include a large family room with sliding door access to a spacious backyard. As well as an open living room and kitchen. Located on a 0.192 +/- acre lot in the Delaware CSD, this home presents an excellent opportunity for all.

17. 2025-07-10
    soldstatus $100,000 Closed 446-char remark

    Show marketing remark (446 chars)

    This two-story home offers 1,575 sq ft with potential for four bedrooms and a single bathroom. The property requires a full rehab, ideal for investors and renovators looking to capitalize in a growing town. Key features include a large family room with sliding door access to a spacious backyard. As well as an open living room and kitchen. Located on a 0.192 +/- acre lot in the Delaware CSD, this home presents an excellent opportunity for all.

18. 2025-06-03
    historical 446-char remark

    Show marketing remark (446 chars)

    This two-story home offers 1,575 sq ft with potential for four bedrooms and a single bathroom. The property requires a full rehab, ideal for investors and renovators looking to capitalize in a growing town. Key features include a large family room with sliding door access to a spacious backyard. As well as an open living room and kitchen. Located on a 0.192 +/- acre lot in the Delaware CSD, this home presents an excellent opportunity for all.

19. 2025-05-20
    price $125,000 446-char remark

    Show marketing remark (446 chars)

    This two-story home offers 1,575 sq ft with potential for four bedrooms and a single bathroom. The property requires a full rehab, ideal for investors and renovators looking to capitalize in a growing town. Key features include a large family room with sliding door access to a spacious backyard. As well as an open living room and kitchen. Located on a 0.192 +/- acre lot in the Delaware CSD, this home presents an excellent opportunity for all.

20. 2025-03-10
    listed $135,000 Active 446-char remark

    Show marketing remark (446 chars)

    This two-story home offers 1,575 sq ft with potential for four bedrooms and a single bathroom. The property requires a full rehab, ideal for investors and renovators looking to capitalize in a growing town. Key features include a large family room with sliding door access to a spacious backyard. As well as an open living room and kitchen. Located on a 0.192 +/- acre lot in the Delaware CSD, this home presents an excellent opportunity for all.

21. 2025-03-09
    historical
22. 2025-02-24
    status Active
23. 2025-02-07
    soldstatus $144,700
24. 2025-02-05
    historical
25. 2025-01-28
    status Active
26. 2025-01-22
    historical
27. 2025-01-18
    listed $174,900 Active

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: +$342/yr (+$28/mo · 23.0%)

ⓘ 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: $24,742
• − Mortgage interest: −$7,786
• − Property taxes: −$1,485
• − Insurance: −$695
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$4,044
• Taxable income: $6,774
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $6,994/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

-20.5% since first listed

14 events — show timeline

• 2026-05-27 Listed $139,000 CBRMLS
• 2025-08-01 Sold (Public Records) $100,000 Public Records
• 2025-07-11 Relisted — CBRMLS
• 2025-07-10 Sold (MLS) $100,000 CBRMLS
• 2025-06-03 Listing Removed — CBRMLS
• 2025-05-20 Price Changed $125,000 CBRMLS
• 2025-03-10 Listed $135,000 CBRMLS
• 2025-03-09 Listing Removed — CBRMLS
• 2025-02-24 Relisted — CBRMLS
• 2025-02-07 Sold (Public Records) $144,700 Public Records
• 2025-02-05 Listing Removed — CBRMLS
• 2025-01-28 Relisted — CBRMLS
• 2025-01-22 Listing Removed — CBRMLS
• 2025-01-18 Listed $174,900 CBRMLS

Property tax history

+2.9%/yr

Latest (2025): $1,485 · +4.1% YoY. Source: county tax records.