4471 W State Route 29 · Urbana, OH 43078

$350,000

3 bd · 1.5 ba · 2,722 sqft · SingleFamily public records · 91 Days on market

Built 1980 1.14 ac lot $129/sqft · 17% below area Est $422k · 17% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this spacious 5-bedroom, 3-bath nestled on a just over an acre, surrounded by beautiful mature trees. A blacktop wraparound driveway provides ample parking and adds to the home's impressive curb appeal. Inside, you'll find an open layout featuring a large kitchen, dining, and living area with stunning vaulted ceilings--perfect for both everyday living and entertaining. The living room is warm and welcoming with a cozy pellet stove and two sets of French doors that lead to private patios, creating seamless indoor-outdoor living. The kitchen is a true gathering space, complete with a charming wood-burning fireplace, abundant bar seating, granite counter tops, and updated hardwood flooring (2019). The flexible floor plan includes an upstairs office currently being used as a fifth bedroom, offering versatility to fit your needs. Car enthusiasts and hobbyists will appreciate the attached 2-car garage plus an additional 2-car detached garage--plenty of room for vehicles, storage, or workspace. Major updates include: New roof (2020) New well, water softener, and water heater (2018) Kitchen flooring and granite counter tops (2019) With solid updates already completed, this home is ready for you to add your personal touches and make it truly your own. All appliances stay, except for the washer and dryer.

Key facts

• French doors
• Large kitchen
• Private patios

Tags

• BLACKTOP WRAPAROUND DRIVEWAY
• LARGE KITCHEN
• VAULTED CEILINGS
• FRENCH DOORS
• PRIVATE PATIOS
• WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (57.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (58.9% below list).
• Recommended offer: $144k (58.9% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 3.3% in Urbana — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#404 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Graham Local (rural): math 44% / reading 60% proficiency, ranked #407 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Graham Elementary School (math 50% / reading 61%, grade C, #772 of 1,584 statewide, top 49%, 725 students, 38% FRL); Graham Middle School (math 47% / reading 58%, grade C+, #378 of 654 statewide, top 59%, 389 students, 38% FRL); Graham High School (math 22% / reading 62%, grade F, #497 of 781 statewide, top 66%, 551 students, 30% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 91 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $100k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $143,894 (58.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.41% ✗
• Cap rate: 2.40%
• Cash-on-cash: -13.91%
• DSCR: 0.38
• GRM: 20.3

CMA / ARV

• ARV (median comp): $421,839
• List price: $350,000
• Delta: -17.03%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 2.21×
• Total profit: $118,180
• Equity at exit: $315,308

10-year hold

• IRR: 14.4%
• Equity multiple: 5.13×
• Total profit: $404,797
• Equity at exit: $679,973

Cash invested: $98,000 (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 43078

• Home prices YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-1,136

Break-even live

Break-even rent $2,877

Max offer price $149,267

Occupancy floor —

Sensitivity live

Price	-10% $-938	-5% $-1,037	+0% $-1,136	+5% $-1,235	+10% $-1,334
Rent	-10% $-1,250	-5% $-1,193	+0% $-1,136	+5% $-1,079	+10% $-1,023
Rate	-1.0pp $-960	-0.5pp $-1,047	base $-1,136	+0.5pp $-1,227	+1.0pp $-1,319

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-04
   statusdays on market $350,000 Pending 91 DOM
2. 2026-06-02
   days on market $350,000 Active 90 DOM
3. 2026-06-01
   days on market $350,000 Active 89 DOM
4. 2026-05-31
   days on market $350,000 Active 88 DOM
5. 2026-04-22
   price $374,900 1355-char remark

   Show marketing remark (1355 chars)

   Welcome to this spacious 5-bedroom, 3-bath nestled on a just over an acre, surrounded by beautiful mature trees. A blacktop wraparound driveway provides ample parking and adds to the home's impressive curb appeal. Inside, you'll find an open layout featuring a large kitchen, dining, and living area with stunning vaulted ceilings--perfect for both everyday living and entertaining. The living room is warm and welcoming with a cozy pellet stove and two sets of French doors that lead to private patios, creating seamless indoor-outdoor living. The kitchen is a true gathering space, complete with a charming wood-burning fireplace, abundant bar seating, granite counter tops, and updated hardwood flooring (2019). The flexible floor plan includes an upstairs office currently being used as a fifth bedroom, offering versatility to fit your needs. Car enthusiasts and hobbyists will appreciate the attached 2-car garage plus an additional 2-car detached garage--plenty of room for vehicles, storage, or workspace. Major updates include: New roof (2020) New well, water softener, and water heater (2018) Kitchen flooring and granite counter tops (2019) With solid updates already completed, this home is ready for you to add your personal touches and make it truly your own. All appliances stay, except for the washer and dryer.

6. 2026-03-21
   price $389,900 1355-char remark

   Show marketing remark (1355 chars)

   Welcome to this spacious 5-bedroom, 3-bath nestled on a just over an acre, surrounded by beautiful mature trees. A blacktop wraparound driveway provides ample parking and adds to the home's impressive curb appeal. Inside, you'll find an open layout featuring a large kitchen, dining, and living area with stunning vaulted ceilings--perfect for both everyday living and entertaining. The living room is warm and welcoming with a cozy pellet stove and two sets of French doors that lead to private patios, creating seamless indoor-outdoor living. The kitchen is a true gathering space, complete with a charming wood-burning fireplace, abundant bar seating, granite counter tops, and updated hardwood flooring (2019). The flexible floor plan includes an upstairs office currently being used as a fifth bedroom, offering versatility to fit your needs. Car enthusiasts and hobbyists will appreciate the attached 2-car garage plus an additional 2-car detached garage--plenty of room for vehicles, storage, or workspace. Major updates include: New roof (2020) New well, water softener, and water heater (2018) Kitchen flooring and granite counter tops (2019) With solid updates already completed, this home is ready for you to add your personal touches and make it truly your own. All appliances stay, except for the washer and dryer.

7. 2026-03-11
   price $409,900 1355-char remark

   Show marketing remark (1355 chars)

   Welcome to this spacious 5-bedroom, 3-bath nestled on a just over an acre, surrounded by beautiful mature trees. A blacktop wraparound driveway provides ample parking and adds to the home's impressive curb appeal. Inside, you'll find an open layout featuring a large kitchen, dining, and living area with stunning vaulted ceilings--perfect for both everyday living and entertaining. The living room is warm and welcoming with a cozy pellet stove and two sets of French doors that lead to private patios, creating seamless indoor-outdoor living. The kitchen is a true gathering space, complete with a charming wood-burning fireplace, abundant bar seating, granite counter tops, and updated hardwood flooring (2019). The flexible floor plan includes an upstairs office currently being used as a fifth bedroom, offering versatility to fit your needs. Car enthusiasts and hobbyists will appreciate the attached 2-car garage plus an additional 2-car detached garage--plenty of room for vehicles, storage, or workspace. Major updates include: New roof (2020) New well, water softener, and water heater (2018) Kitchen flooring and granite counter tops (2019) With solid updates already completed, this home is ready for you to add your personal touches and make it truly your own. All appliances stay, except for the washer and dryer.

8. 2026-03-04
   listed $449,900 Active 1355-char remark

   Show marketing remark (1355 chars)

   Welcome to this spacious 5-bedroom, 3-bath nestled on a just over an acre, surrounded by beautiful mature trees. A blacktop wraparound driveway provides ample parking and adds to the home's impressive curb appeal. Inside, you'll find an open layout featuring a large kitchen, dining, and living area with stunning vaulted ceilings--perfect for both everyday living and entertaining. The living room is warm and welcoming with a cozy pellet stove and two sets of French doors that lead to private patios, creating seamless indoor-outdoor living. The kitchen is a true gathering space, complete with a charming wood-burning fireplace, abundant bar seating, granite counter tops, and updated hardwood flooring (2019). The flexible floor plan includes an upstairs office currently being used as a fifth bedroom, offering versatility to fit your needs. Car enthusiasts and hobbyists will appreciate the attached 2-car garage plus an additional 2-car detached garage--plenty of room for vehicles, storage, or workspace. Major updates include: New roof (2020) New well, water softener, and water heater (2018) Kitchen flooring and granite counter tops (2019) With solid updates already completed, this home is ready for you to add your personal touches and make it truly your own. All appliances stay, except for the washer and dryer.

9. 2023-07-13
   soldstatus $337,500
10. 2023-06-30
    soldstatus $337,500 Closed 601-char remark

    Show marketing remark (601 chars)

    BACK ON THE MARKET! BUYER COULD NOT GET FINANCING!! Unique FIVE bedroom, THREE bath home situated on a gorgeous 1.14 wooded acres in Champaign County within the Graham School District! This wonderful home boasts an amazing open floor plan living with plenty of storage in the 2-car attached garage AND the 2+ car detached garage! Outdoor entertaining on 2 separate patios. Some of the updates include Roof 2020, New Well, water softener, water heater in 2018, in 2019 kitchen was upgraded with granite counters & title backslash and flooring in 2017. Call today for your private tour!!!!

11. 2023-06-26
    status Pending 601-char remark

    Show marketing remark (601 chars)

    BACK ON THE MARKET! BUYER COULD NOT GET FINANCING!! Unique FIVE bedroom, THREE bath home situated on a gorgeous 1.14 wooded acres in Champaign County within the Graham School District! This wonderful home boasts an amazing open floor plan living with plenty of storage in the 2-car attached garage AND the 2+ car detached garage! Outdoor entertaining on 2 separate patios. Some of the updates include Roof 2020, New Well, water softener, water heater in 2018, in 2019 kitchen was upgraded with granite counters & title backslash and flooring in 2017. Call today for your private tour!!!!

12. 2023-05-19
    historical Contingency - Finance and Inspections 601-char remark

    Show marketing remark (601 chars)

    BACK ON THE MARKET! BUYER COULD NOT GET FINANCING!! Unique FIVE bedroom, THREE bath home situated on a gorgeous 1.14 wooded acres in Champaign County within the Graham School District! This wonderful home boasts an amazing open floor plan living with plenty of storage in the 2-car attached garage AND the 2+ car detached garage! Outdoor entertaining on 2 separate patios. Some of the updates include Roof 2020, New Well, water softener, water heater in 2018, in 2019 kitchen was upgraded with granite counters & title backslash and flooring in 2017. Call today for your private tour!!!!

13. 2023-05-18
    status Active 601-char remark

    Show marketing remark (601 chars)

    BACK ON THE MARKET! BUYER COULD NOT GET FINANCING!! Unique FIVE bedroom, THREE bath home situated on a gorgeous 1.14 wooded acres in Champaign County within the Graham School District! This wonderful home boasts an amazing open floor plan living with plenty of storage in the 2-car attached garage AND the 2+ car detached garage! Outdoor entertaining on 2 separate patios. Some of the updates include Roof 2020, New Well, water softener, water heater in 2018, in 2019 kitchen was upgraded with granite counters & title backslash and flooring in 2017. Call today for your private tour!!!!

14. 2023-04-22
    historical Contingency - Finance and Inspections 601-char remark

    Show marketing remark (601 chars)

    BACK ON THE MARKET! BUYER COULD NOT GET FINANCING!! Unique FIVE bedroom, THREE bath home situated on a gorgeous 1.14 wooded acres in Champaign County within the Graham School District! This wonderful home boasts an amazing open floor plan living with plenty of storage in the 2-car attached garage AND the 2+ car detached garage! Outdoor entertaining on 2 separate patios. Some of the updates include Roof 2020, New Well, water softener, water heater in 2018, in 2019 kitchen was upgraded with granite counters & title backslash and flooring in 2017. Call today for your private tour!!!!

15. 2023-04-17
    price $329,900 601-char remark

    Show marketing remark (601 chars)

    BACK ON THE MARKET! BUYER COULD NOT GET FINANCING!! Unique FIVE bedroom, THREE bath home situated on a gorgeous 1.14 wooded acres in Champaign County within the Graham School District! This wonderful home boasts an amazing open floor plan living with plenty of storage in the 2-car attached garage AND the 2+ car detached garage! Outdoor entertaining on 2 separate patios. Some of the updates include Roof 2020, New Well, water softener, water heater in 2018, in 2019 kitchen was upgraded with granite counters & title backslash and flooring in 2017. Call today for your private tour!!!!

16. 2023-03-30
    listed $339,900 Active 601-char remark

    Show marketing remark (601 chars)

    BACK ON THE MARKET! BUYER COULD NOT GET FINANCING!! Unique FIVE bedroom, THREE bath home situated on a gorgeous 1.14 wooded acres in Champaign County within the Graham School District! This wonderful home boasts an amazing open floor plan living with plenty of storage in the 2-car attached garage AND the 2+ car detached garage! Outdoor entertaining on 2 separate patios. Some of the updates include Roof 2020, New Well, water softener, water heater in 2018, in 2019 kitchen was upgraded with granite counters & title backslash and flooring in 2017. Call today for your private tour!!!!

17. 2021-05-10
    soldstatus $300,000
18. 2021-05-07
    soldstatus $300,000
19. 2021-04-06
    listed $284,900
20. 2020-06-24
    soldstatus $260,400
21. 2020-06-12
    soldstatus $267,900
22. 2020-04-28
    listed $264,900
23. 2020-04-28
    listed $264,900
24. 2018-12-31
    historical
25. 2018-04-27
    listed $274,900
26. 1995-07-06
    soldstatus $96,000

ⓘ 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: $3,502 · $292/mo
• Projected year-2 tax: $4,481 · $373/mo
• Expected delta: +$979/yr (+$82/mo · 28.0%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,267
• − Mortgage interest: −$19,605
• − Property taxes: −$3,502
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$10,182
• Taxable loss: −$20,534
• Est. tax savings @ 24.0%: +$4,928
• After-tax cash flow: $-8,707/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: Graham Local
• NCES district ID: 3904619
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $54,928
• Composite: 44.85/100
• National rank: #2731
• State rank: #407 of 656 in OH

Livability — Urbana

• Score: 71/100
• State rank: #404
• US rank: #6676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Champaign · 37,359 people
• Population (ZIP): 19,985
• Household income: $72,500
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 8.2

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.22%
• Current HPI: 415.85
• 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

+290.5% since first listed

22 events — show timeline

• 2026-04-22 Price Changed $374,900 WRIST
• 2026-03-21 Price Changed $389,900 WRIST
• 2026-03-11 Price Changed $409,900 WRIST
• 2026-03-04 Listed $449,900 WRIST
• 2023-07-13 Sold (Public Records) $337,500 Public Records
• 2023-06-30 Sold (MLS) $337,500 WRIST
• 2023-06-26 Pending — WRIST
• 2023-05-19 Contingent — WRIST
• 2023-05-18 Relisted — WRIST
• 2023-04-22 Contingent — WRIST
• 2023-04-17 Price Changed $329,900 WRIST
• 2023-03-30 Listed $339,900 WRIST
• 2021-05-10 Sold (Public Records) $300,000 Public Records
• 2021-05-07 Sold (MLS) $300,000 WRIST
• 2021-04-06 Listed $284,900 WRIST
• 2020-06-24 Sold (Public Records) $260,400 Public Records
• 2020-06-12 Sold (MLS) $267,900 CBRMLS
• 2020-04-28 Listed $264,900 WRIST
• 2020-04-28 Listed $264,900 CBRMLS
• 2018-12-31 Listing Removed — WRIST
• 2018-04-27 Listed $274,900 WRIST
• 1995-07-06 Sold (Public Records) $96,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,502 · +0.0% YoY. Source: county tax records.