3032 W State Route 29 · Urbana, OH 43078

$199,900

2 bd · 1.0 ba · 1,707 sqft · SingleFamily public records · 3 Days on market

Built 1900 0.86 ac lot $117/sqft · 23% below area Est $258k · 23% 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
• Cash flow +6.4/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Possible 5 bedroom home in the country. 2 bedrooms up and 2 possibly 3 bedrooms down. The one bedroom down is presently used as a family room. The home is bigger than it appears. There is a 1.5 car garage with workshop area. Just under an acre of land. The small basement has the fuel tank, furnace, and sump pump. The heat pump was added about 7 years ago to the oil furnace., A new well was put in about 6 years ago. 2 parcels are included with this property. There is both gas and electric hook up for the range. The property line is close to the house on the south side. There are stakes and a tree line. Priced to sell.

Key facts

• Private oasis
• 0.86 acre lot
• Garage

Tags

• PRIVATE OASIS
• GENEROUS OUTDOOR SPACE

Property features AI

Finance

• Other: Residential zoning; Lot approximately 0.86 acre (200 x 300)
• Financial info: Property is for sale

Exterior

• Parking: Detached one-car garage with garage door opener and storage
• Utilities: Cable available
• Home design: Frame construction
• Construction: Frame construction
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen (18 x 11)
• Bedrooms: Main level bedroom (11 x 11); Main level bedroom (11 x 11); Main level bedroom (12 x 12); Second level bedroom (15 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Partial unfinished basement; Eat-in kitchen
• Laundry & utility: Main level laundry room (10 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (43.4% below list).
• Recommended offer: $113k (43.4% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.3% in Urbana — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $113,153 (43.4% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.57% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.38%
• DSCR: 0.67
• GRM: 14.7

CMA / ARV

• ARV (median comp): $258,260
• List price: $199,900
• Delta: -22.60%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.55×
• Total profit: $86,887
• Equity at exit: $180,086

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $272,958
• Equity at exit: $388,362

Cash invested: $55,972 (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 43078

• Home prices YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-344

Break-even live

Break-even rent $1,567

Max offer price $139,121

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-287	+0% $-344	+5% $-401	+10% $-457
Rent	-10% $-433	-5% $-389	+0% $-344	+5% $-299	+10% $-255
Rate	-1.0pp $-243	-0.5pp $-293	base $-344	+0.5pp $-396	+1.0pp $-449

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 982-char remark
2. 2026-05-15
   listed $199,900 Active 982-char remark
3. 2015-10-14
   soldstatus $69,900
4. 2015-10-02
   soldstatus $69,900 624-char remark

   Show marketing remark (624 chars)

   Possible 5 bedroom home in the country. 2 bedrooms up and 2 possibly 3 bedrooms down. The one bedroom down is presently used as a family room. The home is bigger than it appears. There is a 1.5 car garage with workshop area. Just under an acre of land. The small basement has the fuel tank, furnace, and sump pump. The heat pump was added about 7 years ago to the oil furnace., A new well was put in about 6 years ago. 2 parcels are included with this property. There is both gas and electric hook up for the range. The property line is close to the house on the south side. There are stakes and a tree line. Priced to sell.

5. 2015-08-03
   listed $69,900 624-char remark

   Show marketing remark (624 chars)

   Possible 5 bedroom home in the country. 2 bedrooms up and 2 possibly 3 bedrooms down. The one bedroom down is presently used as a family room. The home is bigger than it appears. There is a 1.5 car garage with workshop area. Just under an acre of land. The small basement has the fuel tank, furnace, and sump pump. The heat pump was added about 7 years ago to the oil furnace., A new well was put in about 6 years ago. 2 parcels are included with this property. There is both gas and electric hook up for the range. The property line is close to the house on the south side. There are stakes and a tree line. Priced to sell.

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $2,197 · $183/mo
• Expected delta: +$921/yr (+$77/mo · 72.1%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,578
• − Mortgage interest: −$11,198
• − Property taxes: −$1,276
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$5,815
• Taxable loss: −$7,883
• Est. tax savings @ 24.0%: +$1,892
• After-tax cash flow: $-2,237/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

+186.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — Dayton MLS
• 2026-05-15 Listed $199,900 Dayton MLS
• 2015-10-14 Sold (Public Records) $69,900 Public Records
• 2015-10-02 Sold (MLS) $69,900 WRIST
• 2015-08-03 Listed $69,900 WRIST

Property tax history

+7.8%/yr

Latest (2025): $1,276 · +0.0% YoY. Source: county tax records.