313 N Elm St · Bellefontaine, OH 43311

$99,900

4 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 71 Days on market

Built 1920 4,356 sqft lot $57/sqft · 44% below area Est $178k · 44% under ↓ 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of Bellefontaine! This 4-bedroom, 1-bath home offers strong potential for the savvy buyer looking to build equity or expand their rental portfolio. Currently tenant-occupied at $700/month, this property provides immediate cash flow while leaving room for value-add improvements. With its spacious layout and great location close to local shopping, dining, parks, and everyday amenities with a ton of upside. Whether you're looking to renovate and rent or create a long-term investment, this fixer-upper is packed with opportunity.

Key facts

• Immediate cash flow
• Tenant occupied
• Great location

Tags

• INVESTOR OPPORTUNITY
• TENANT OCCUPIED
• IMMEDIATE CASH FLOW
• VALUE ADD IMPROVEMENTS
• GREAT LOCATION
• LOCAL SHOPPING

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$178,138) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.6% in Bellefontaine — 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 (#213 in OH, #3,316 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Bellefontaine City (town): math 55% / reading 59% proficiency, ranked #348 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 152 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $178,138
• List price: $99,900
• Delta: -43.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 W Williams Ave	0.18mi	3/2.0 (-1)	1,672 (-4%)	4mo	$205,900	$123	73
322 Clagg St	0.31mi	4/2.0	1,620 (-7%)	4mo	$219,000	$135	67
316 N Madriver St	0.33mi	4/1.5	1,612 (-7%)	8mo	$160,000	$99	64
633 N Detroit St	0.35mi	3/1.5 (-1)	1,857 (+7%)	3mo	$195,000	$105	63
413 E Sandusky Ave	0.58mi	4/2.0	1,673 (-4%)	1mo	$80,000	$48	62
432 N Detroit St	0.18mi	3/1.5 (-1)	1,560 (-10%)	7mo	$177,000	$113	62
308 Plumvalley St	0.49mi	4/2.0	1,630 (-6%)	4mo	$166,630	$102	60
201 E Spring Ave	0.67mi	3/2.0 (-1)	1,767 (+2%)	7mo	$115,000	$65	52
221 E Patterson Ave	0.62mi	5/2.0 (+1)	1,628 (-6%)	6mo	$224,000	$138	46
137 N Stanley St	0.63mi	3/2.0 (-1)	1,610 (-8%)	5mo	$181,000	$112	45
921 N Main St	0.69mi	4/2.0	1,920 (+10%)	9mo	$215,000	$112	39
313 Irving Ave	0.60mi	3/2.5 (-1)	1,576 (-9%)	8mo	$261,000	$166	38

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $27,103
• Equity at exit: $14,895

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $79,371
• Equity at exit: $8,638

Cash invested: $27,972 (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 43311

• Active inventory: 152
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $680

Break-even live

Break-even rent $840

Max offer price $99,900

Occupancy floor 55%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 N Madriver St Bellefontaine, OH	4.0	1.5	1600	$1,700	$1.06	44d	1	0.36mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 71 DOM
2. 2026-06-17
   days on market $99,900 Active 70 DOM
3. 2026-06-16
   days on market $99,900 Active 69 DOM
4. 2026-06-15
   days on market $99,900 Active 68 DOM
5. 2026-06-13
   days on market $99,900 Active 66 DOM
6. 2026-06-12
   days on market $99,900 Active 65 DOM
7. 2026-06-09
   days on market $99,900 Active 62 DOM
8. 2026-06-08
   days on market $99,900 Active 61 DOM
9. 2026-06-07
   days on market $99,900 Active 60 DOM
10. 2026-06-07
    days on market $99,900 Active 59 DOM
11. 2026-06-04
    days on market $99,900 Active 56 DOM
12. 2026-06-02
    days on market $99,900 Active 55 DOM
13. 2026-06-01
    days on market $99,900 Active 54 DOM
14. 2026-05-31
    days on market $99,900 Active 53 DOM
15. 2026-04-27
    price $124,900 568-char remark

    Show marketing remark (568 chars)

    Investor opportunity in the heart of Bellefontaine! This 4-bedroom, 1-bath home offers strong potential for the savvy buyer looking to build equity or expand their rental portfolio. Currently tenant-occupied at $700/month, this property provides immediate cash flow while leaving room for value-add improvements. With its spacious layout and great location close to local shopping, dining, parks, and everyday amenities with a ton of upside. Whether you're looking to renovate and rent or create a long-term investment, this fixer-upper is packed with opportunity.

16. 2026-04-08
    listed $139,900 Active 568-char remark

    Show marketing remark (568 chars)

    Investor opportunity in the heart of Bellefontaine! This 4-bedroom, 1-bath home offers strong potential for the savvy buyer looking to build equity or expand their rental portfolio. Currently tenant-occupied at $700/month, this property provides immediate cash flow while leaving room for value-add improvements. With its spacious layout and great location close to local shopping, dining, parks, and everyday amenities with a ton of upside. Whether you're looking to renovate and rent or create a long-term investment, this fixer-upper is packed with opportunity.

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$192/yr (+$16/mo · 16.3%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$5,596
• − Property taxes: −$1,175
• − Insurance: −$500
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,906
• Taxable income: $6,959
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $6,485/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: Bellefontaine City
• NCES district ID: 3904358
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $43,270
• Composite: 47.94/100
• National rank: #2207
• State rank: #348 of 656 in OH

Livability — Bellefontaine

• Score: 76/100
• State rank: #213
• US rank: #3316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellefontaine, OH
• County: Logan · 47,256 people
• City population: 20,074
• Population (ZIP): 20,074
• Household income: $64,217
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 10.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.18%
• Current HPI: 243.9954
• 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

-10.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $124,900 WRIST
• 2026-04-08 Listed $139,900 WRIST

Property tax history

+3.8%/yr

Latest (2025): $1,175 · +34.0% YoY. Source: county tax records.