8233 Harrisburg Rd · Harrisburg, OH 43146

$124,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 14 Days on market

Built 1982 $135/sqft · 47% below area Est $234k · 47% under

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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 +8.9/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY STARTER HOME SHOWS GREAT. MODULAR ONE PERMANENT FOUNDATION/ WITHCRAWL, LOT 62 FRONT 250 SIDES 46 BACK. NEWER SHED. RANGE, REF. , & DISHWASHERSTAY BATHROOM UPDATED. CABLE READY, CHAIN FENCE IN REAR.

Key facts

• Well pump
• Appliances stay
• Furnace

Tags

• COVERED CONCRETE PATIO
• NEW ROOF
• FURNACE
• WELL PUMP
• KITCHEN WITH WOOD FLOORS
• APPLIANCES STAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).

Location & tenants

• Location reads 61/100 on livability (#942 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, amenities F, commute F.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 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 $857 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y ago; this cycle's ask is 55% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $58k; list at $124k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $124,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.54%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $233,545
• List price: $124,000
• Delta: -46.91%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1096 Hillside Ave	0.27mi	3/1.0 (+1)	988 (+7%)	15mo	$222,000	$225	58
1063 Columbus St	0.24mi	3/1.0 (+1)	1,019 (+11%)	17mo	$177,000	$174	52
1060 Sycamore St	0.39mi	3/2.0 (+1)	966 (+5%)	21mo	$232,000	$240	47

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $17,737
• Equity at exit: $18,489

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $64,079
• Equity at exit: $10,721

Cash invested: $34,720 (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 43146

• Home prices YoY: -26.8%
• Active inventory: 24
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $594

Break-even live

Break-even rent $974

Max offer price $124,000

Occupancy floor 61%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   listed $124,000 Active 321-char remark
2. 2009-10-06
   historical
3. 2009-07-07
   listed $80,000
4. 1996-10-23
   soldstatus $58,000
5. 1996-10-10
   soldstatus $58,000

   Show marketing remark (209 chars)

   LOVELY STARTER HOME SHOWS GREAT. MODULAR ONE PERMANENT FOUNDATION/ WITHCRAWL, LOT 62 FRONT 250 SIDES 46 BACK. NEWER SHED. RANGE, REF. , & DISHWASHERSTAY BATHROOM UPDATED. CABLE READY, CHAIN FENCE IN REAR.

6. 1996-09-02
   historical

   Show marketing remark (209 chars)

   LOVELY STARTER HOME SHOWS GREAT. MODULAR ONE PERMANENT FOUNDATION/ WITHCRAWL, LOT 62 FRONT 250 SIDES 46 BACK. NEWER SHED. RANGE, REF. , & DISHWASHERSTAY BATHROOM UPDATED. CABLE READY, CHAIN FENCE IN REAR.

7. 1996-08-25
   listed $58,900

   Show marketing remark (209 chars)

   LOVELY STARTER HOME SHOWS GREAT. MODULAR ONE PERMANENT FOUNDATION/ WITHCRAWL, LOT 62 FRONT 250 SIDES 46 BACK. NEWER SHED. RANGE, REF. , & DISHWASHERSTAY BATHROOM UPDATED. CABLE READY, CHAIN FENCE IN REAR.

8. 1988-09-14
   soldstatus $38,400

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$564/yr (+$47/mo · 69.9%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,713
• − Mortgage interest: −$6,946
• − Property taxes: −$807
• − Insurance: −$620
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$3,607
• Taxable income: $5,419
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $5,832/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 of 656 in OH

Livability — Harrisburg

• Score: 61/100
• State rank: #942
• US rank: #18192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickaway · 57,589 people
• City population: 360
• Metro: Columbus, OH
• Population (ZIP): 13,325
• Household income: $73,904
• Rent vs Own: 13.1% rent · 86.9% own

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 (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Iranian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -99.05%
• Current HPI: 271.1768
• 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

+108.3% since first listed

7 events — show timeline

• 2009-10-06 Listing Removed — CBRMLS
• 2009-07-07 Listed $80,000 CBRMLS
• 1996-10-23 Sold (Public Records) $58,000 Public Records
• 1996-10-10 Sold (MLS) $58,000 CBRMLS
• 1996-09-02 Listing Removed — CBRMLS
• 1996-08-25 Listed $58,900 CBRMLS
• 1988-09-14 Sold (Public Records) $38,400 Public Records

Property tax history

-2.0%/yr

Latest (2025): $807 · -33.0% YoY. Source: county tax records.