206 E Main St · Fayette, OH 43521

$129,900

2 bd · 1.0 ba · 1,542 sqft · SingleFamily public records · 18 Days on market

Built 1900 8,189 sqft lot Est $157k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Schools +5.4/10.0
• DSCR +4.5/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this practical home offering over 1,500 sq ft of comfortable living space. Inside features a large kitchen perfect for meal prep, an updated shower in the bathroom, and a flexible layout with 2 bedrooms and potential for a 3rd. A highlight is the oversized garage ideal for parking, storage, or hobbies. Sitting on a nice lot with convenient alley access, you are just minutes from the center of town. This is a modest, honest, and functional property ready for its next owner. Schedule a look today!

Key facts

• Alley access
• Flexible layout
• Large kitchen

Tags

• LARGE KITCHEN
• UPDATED SHOWER
• FLEXIBLE LAYOUT
• OVERSIZED GARAGE
• ALLEY ACCESS

Property features AI

Exterior

• Parking: Detached garage; Concrete parking surfaces; Total 4 parking spaces; Approximately 2.5 garage spaces
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: Electricity connected (100 amp service); Natural gas connected; Public water; Private sewer
• Home design: Single-family house; Two levels (2 stories); Not attached to other structures; No common walls
• Construction: Vinyl siding; Aluminum roof; Block foundation; Built as residential single family
• Exterior features: Rear patio; Shed(s); Asphalt road frontage via alley and city street

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom 2 on upper level; Bonus room on upper level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Eat-in kitchen; Built-in features; Double-pane windows; Storm door(s); Basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $35 ($416/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 $108k (16.5% below list).
• Recommended offer: $108k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#879 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Fayette Local (rural): math 60% / reading 65% proficiency, ranked #452 of 802 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fayette Elementary School (math 67% / reading 62%, grade B, #522 of 1,584 statewide, top 36%, 220 students, 0% FRL); Fayette Jr/Sr High School (math 54% / reading 44%, grade D, #390 of 781 statewide, top 54%, 141 students, 98% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,436 (16.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 B-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: 0.83% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $157,284
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 W Main St	0.27mi	3/1.0 (+1)	1,482 (-4%)	13mo	$182,300	$123	65
420 S Fayette St	0.31mi	2/1.0	1,602 (+4%)	21mo	$107,000	$67	62
203 College St	0.40mi	3/2.0 (+1)	1,689 (+10%)	2mo	$172,500	$102	55
300 Irene Ct	0.41mi	3/2.0 (+1)	1,604 (+4%)	12mo	$155,000	$97	55
400 W Main St	0.30mi	3/1.5 (+1)	1,334 (-14%)	6mo	$121,000	$91	51
207 S Walnut St	0.45mi	3/3.0 (+1)	1,642 (+6%)	19mo	$193,000	$118	39
200 S Walnut St	0.48mi	3/2.0 (+1)	1,404 (-9%)	20mo	$88,900	$63	37
612 Cynthia Dr	0.63mi	3/2.0 (+1)	1,315 (-15%)	7mo	$182,000	$138	31
100 Rehn Dr	0.69mi	3/1.0 (+1)	1,404 (-9%)	21mo	$169,000	$120	31

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-18,873
• Equity at exit: $19,369

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-13,716
• Equity at exit: $11,231

Cash invested: $36,372 (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 43521

• Home prices YoY: -16.6%
• Active inventory: 10
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $35

Break-even live

Break-even rent $1,041

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $108	-5% $71	+0% $35	+5% $-2	+10% $-39
Rent	-10% $-51	-5% $-8	+0% $35	+5% $77	+10% $120
Rate	-1.0pp $100	-0.5pp $68	base $35	+0.5pp $1	+1.0pp $-33

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $129,900 Active 18 DOM
2. 2026-06-21
   days on market $129,900 Active 17 DOM
3. 2026-06-18
   days on market $129,900 Active 15 DOM
4. 2026-06-17
   days on market $129,900 Active 14 DOM
5. 2026-06-16
   days on market $129,900 Active 13 DOM
6. 2026-06-15
   days on market $129,900 Active 12 DOM
7. 2026-06-13
   days on market $129,900 Active 10 DOM
8. 2026-06-12
   days on market $129,900 Active 9 DOM
9. 2026-06-09
   days on market $129,900 Active 6 DOM
10. 2026-06-08
    days on market $129,900 Active 5 DOM
11. 2026-06-08
    days on market $129,900 Active 4 DOM
12. 2026-06-05
    days on market $129,900 Active 2 DOM
13. 2026-06-04
    remarks 511-char remark
14. 2026-06-04
    listed $129,900 Active 1 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: $1,040 · $87/mo
• Projected year-2 tax: $1,533 · $128/mo
• Expected delta: +$493/yr (+$41/mo · 47.4%)

ⓘ 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 ≥99°F today · 16 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: $13,012
• − Mortgage interest: −$7,276
• − Property taxes: −$1,040
• − Insurance: −$650
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,779
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $851/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: Fayette Local
• NCES district ID: 3904706
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $43,398
• Composite: 54.02/100
• National rank: #3001
• State rank: #452 of 802 in OH

Livability — Fayette

• Score: 62/100
• State rank: #879
• US rank: #16619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayette, OH
• County: Fulton · 33,657 people
• Metro: Toledo, OH
• Population (ZIP): 2,703
• Household income: $57,000
• Rent vs Own: 27.8% rent · 72.2% own

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.73%
• Current HPI: 243.8808
• 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

1 event — show timeline

• 2026-06-02 Listed $129,900 NORIS

Property tax history

+4.7%/yr

Latest (2025): $1,040 · +5.9% YoY. Source: county tax records.