1053 State Route 181 · Crestline, OH 44827

$98,000

4 bd · 2.0 ba · 2,624 sqft · SingleFamily public records · 25 Days on market

Built 1875 2.00 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This classic brick farmhouse full of timeless charm sits on 2 acres of serene countryside. The livable first floor offers cozy spaces and rustic charm with updated electric and plumbing. The second story has sustained fire damage and will need complete restoration providing a unique opportunity. A detached 2 car garage provides convenient space for cars, storage or a workshop. Selling AS IS!

Key facts

• Updated electric
• 2 acres
• Complete restoration

Tags

• BRICK FARMHOUSE
• 2 ACRES
• UPDATED ELECTRIC
• UPDATED PLUMBING
• DETACHED GARAGE
• COMPLETE RESTORATION

Property features AI

Finance

• Other: Building area approx. 2624 (source: Realist); Lot size about 2.0 acres

Exterior

• Parking: Detached garage; Two garage spaces; Farm building parking
• Utilities: Public water; Private sewer
• Home design: Single family residence; Two levels; Built in 1875; No shared/common walls; Suitable for farm use
• Construction: Block foundation
• Exterior features: Shed(s) on the property; Additional parcel included

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating present
• Interior features: Full basement; One gas log fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#328 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.
• Crestline Exempted Village (rural): math 34% / reading 48% proficiency, ranked #539 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($53k/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 $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Richland County population projected at -18% 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $98k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1875 — 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. 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: 1.49% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.79%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $367,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1260 Thrush Rd	0.55mi	5/2.5 (+1)	2,424 (-8%)	2mo	$282,200	$116	53
715 Cedar Mill Dr	0.52mi	3/2.5 (-1)	2,292 (-13%)	4mo	$321,000	$140	44

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $17,299
• Equity at exit: $14,612

10-year hold

• IRR: 24.3%
• Equity multiple: 3.11×
• Total profit: $57,769
• Equity at exit: $8,473

Cash invested: $27,440 (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 44827

• Home prices YoY: -23.6%
• Active inventory: 21
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $521

Break-even live

Break-even rent $799

Max offer price $98,000

Occupancy floor 59%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $98,000 Active 25 DOM
2. 2026-06-18
   days on market $98,000 Active 24 DOM
3. 2026-06-17
   days on market $98,000 Active 23 DOM
4. 2026-06-16
   days on market $98,000 Active 22 DOM
5. 2026-06-15
   days on market $98,000 Active 21 DOM
6. 2026-06-14
   days on market $98,000 Active 19 DOM
7. 2026-06-12
   days on market $98,000 Active 18 DOM
8. 2026-06-09
   days on market $98,000 Active 15 DOM
9. 2026-06-08
   days on market $98,000 Active 14 DOM
10. 2026-06-07
    pricedays on market $98,000 Active 13 DOM
11. 2026-06-05
    days on market $117,000 Active 10 DOM
12. 2026-06-03
    days on market $117,000 Active 9 DOM
13. 2026-06-02
    days on market $117,000 Active 8 DOM
14. 2026-06-01
    days on market $117,000 Active 7 DOM
15. 2026-05-31
    days on market $117,000 Active 6 DOM
16. 2026-05-30
    days on market $117,000 Active 5 DOM
17. 2026-05-25
    listed $117,000 Active
18. 2026-04-19
    historical
19. 2026-04-16
    listed $131,000 Active
20. 2026-01-08
    soldstatus $31,000

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: +$305/yr (+$25/mo · 33.3%)

ⓘ 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 · 17 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: $17,503
• − Mortgage interest: −$5,490
• − Property taxes: −$918
• − Insurance: −$490
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,851
• Taxable income: $4,954
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $5,063/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: Crestline Exempted Village
• NCES district ID: 3910008
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $39,422
• Composite: 34.26/100
• National rank: #5251
• State rank: #539 of 656 in OH

Livability — Crestline

• Score: 73/100
• State rank: #328
• US rank: #5382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford · 26,873 people
• Population (ZIP): 7,009
• Household income: $53,089
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 17.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% English 2% Romanian 2%
• Foreign-born: 2% · China, Vietnam

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.15%
• Current HPI: 265.55
• 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

+277.4% since first listed

4 events — show timeline

• 2026-05-25 Listed $117,000 CBRMLS
• 2026-04-19 Listing Removed — CBRMLS
• 2026-04-16 Listed $131,000 CBRMLS
• 2026-01-08 Sold (Public Records) $31,000 Public Records

Property tax history

-6.5%/yr

Latest (2025): $918 · -61.3% YoY. Source: county tax records.