178 E South St · Lithopolis, OH 43136

$269,900

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 13 Days on market

Built 1914 0.25 ac lot Est $340k · 21% under

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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).

• Cash flow +17.2/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +5.4/10.0
• Appreciation +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

You'll notice a touch of Victorian as you approach this lovely Lithopolis old village home. Located within walking distance of all the best spots around town and just 20 to 25 minutes from Columbus or Lancaster! Walk to the Wagnalls Memorial Library, Community Center and Gardens, the coffee shop, restaurants, Wilson Park and more! Spacious 1st Floor Primary Bedroom and 3 more rooms on the 2nd floor. Some nice updates throughout but still room to put your own vision in place! Selling As Is - See Agent to Agent Remarks.

Key facts

• Walking distance
• Community center
• Wilson park

Tags

• LITHOPOLIS OLD VILLAGE HOME
• WALKING DISTANCE
• WAGNALLS MEMORIAL LIBRARY
• COMMUNITY CENTER
• WILSON PARK

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family home; Two levels; Built in 1914; No shared/common walls
• Construction: Block foundation
• Exterior features: Deck

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Full basement; 1,560 total living area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $251k (7.0% below list).
• Recommended offer: $251k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Lithopolis — 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 76/100 on livability (#232 in OH, #3,655 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Bloom-Carroll Local (rural): math 58% / reading 71% proficiency, ranked #179 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $980 of equity ($2k loan paydown + $-886 appreciation (-0.3% local appreciation)).
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.
• Current owner paid $145k; list at $270k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,100 (7.0% below list)

Questions for the listing agent

1. Built in 1914 — 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: 0.93% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $340,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Wheatley Dr	0.74mi	4/2.0	1,750 (+12%)	10mo	$381,340	$218	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $328
• Equity at exit: $73,969

10-year hold

• IRR: 6.0%
• Equity multiple: 1.62×
• Total profit: $46,981
• Equity at exit: $85,474

Cash invested: $75,572 (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 43136

• Home prices YoY: -0.1%
• Active inventory: 26
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $194

Break-even live

Break-even rent $2,265

Max offer price $269,900

Occupancy floor 87%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
891 Orwell St Lithopolis, OH	3.0	2.5	2080	$2,511	$1.21	2d	1	1.29mi

Listing history 10 events

1. 2026-06-18
   days on market $269,900 Active 13 DOM
2. 2026-06-17
   days on market $269,900 Active 12 DOM
3. 2026-06-16
   days on market $269,900 Active 11 DOM
4. 2026-06-15
   days on market $269,900 Active 10 DOM
5. 2026-06-13
   days on market $269,900 Active 8 DOM
6. 2026-06-13
   days on market $269,900 Active 7 DOM
7. 2026-06-09
   days on market $269,900 Active 4 DOM
8. 2026-06-08
   days on market $269,900 Active 3 DOM
9. 2026-06-07
   remarks 527-char remark
10. 2026-06-07
    listed $269,900 Active 2 DOM

ⓘ 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: $3,140 · $262/mo
• Projected year-2 tax: $3,675 · $306/mo
• Expected delta: +$535/yr (+$45/mo · 17.1%)

ⓘ 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 6 d/yr ≥98°F today · 16 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: $30,132
• − Mortgage interest: −$15,119
• − Property taxes: −$3,140
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$7,852
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $2,846/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: Bloom-Carroll Local
• NCES district ID: 3904686
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 71% ▼ -5.00%
• Median HH income: $76,614
• Composite: 57.3/100
• National rank: #1089
• State rank: #179 of 656 in OH

Livability — Lithopolis

• Score: 76/100
• State rank: #232
• US rank: #3655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lithopolis, OH
• County: Fairfield · 186,676 people
• Metro: Columbus, OH
• Population (ZIP): 2,270
• Household income: $109,297
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 7.1

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.33%
• Current HPI: 216.9937
• 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

+68.8% since first listed

8 events — show timeline

• 2026-06-05 Listed $269,900 CBRMLS
• 2018-09-17 Sold (Public Records) $145,000 Public Records
• 2018-09-07 Sold (MLS) $145,000 CBRMLS
• 2018-08-29 Contingent — CBRMLS
• 2018-08-18 Price Changed $154,900 CBRMLS
• 2018-08-04 Relisted — CBRMLS
• 2018-07-23 Contingent — CBRMLS
• 2018-07-20 Listed $159,900 CBRMLS

Property tax history

+7.3%/yr

Latest (2025): $3,140 · +35.5% YoY. Source: county tax records.