206 W Perry St · Grover Hill, OH 45849

$143,750

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 48 Days on market

Built 1901 9,235 sqft lot $113/sqft · 42% above area Est $101k · 42% over

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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).

• Cash flow +14.0/30.0
• Appreciation +7.6/10.0
• Schools +5.7/10.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This is the kind of renovation you don't see every day. Completely redone from top to bottom, 206 W Perry St delivers a true move-in-ready experience--no projects, no guessing, just walk in and enjoy it. The main floor primary suite is a standout feature. Tucked slightly away from the main living space and separated by its own access point, it gives you that rare balance of privacy without feeling disconnected. It's a layout that just works. Upstairs, you'll find an additional bedroom plus a flexible landing area--perfect for a home office, lounge space, or whatever fits your lifestyle. And the updates? Practically everything: - New roof - New electrical - New plumbing - New central air - New kitchen + bathroom - New flooring throughout - New windows - Fresh paint - Appliances included Even the big-ticket items like the furnace, water heater, and well have already been checked over. Outside, you've got a large backyard and low-maintenance vinyl siding. Location-wise, it doesn't get much easier--right next to the elementary school, with a park nearby and quick access to everyday essentials in town. At $149,900, this is clean, updated, and ready to go.

Key facts

• Large backyard
• 9,235 sq ft lot
• Built 1901

Tags

• MAIN FLOOR PRIMARY SUITE
• FLEXIBLE LANDING AREA
• LARGE BACKYARD
• LOW MAINTENANCE VINYL SIDING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected; Natural gas available; Water connected (well); Public sewer
• Home design: Residential single-family home; One and one-half levels; Not attached to other units; No common walls
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Electric range connection; Water heater
• Bedrooms: Bedroom 2 on upper level (approx. 10 x 14.3); Bedroom 3 on upper level (approx. 11.9 x 14.2)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms; Other interior features
• Laundry & utility: Main-level laundry; In-unit laundry (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $19 ($232/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 $118k (18.2% below list).
• Recommended offer: $118k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#876 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Wayne Trace Local (rural): math 64% / reading 70% proficiency, ranked #188 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grover Hill Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 225 students, 46% FRL); Wayne Trace High School (math 60% / reading 72%, grade B, #155 of 781 statewide, top 20%, 431 students, 34% FRL).
• Market conditions: 2 active listings in the ZIP; solid renter incomes; 22 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $9k of equity ($994 loan paydown + $8k appreciation (5.2% local appreciation)).
• Paulding County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $15k; list at $144k implies a 858% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,633 (18.2% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $101,129
• List price: $143,750
• Delta: 42.15%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 E First St	0.25mi	3/1.0	1,332 (+5%)	15mo	$153,000	$115	68
204 Monroe St	0.19mi	3/1.0	1,208 (-5%)	22mo	$145,000	$120	64
302 S Monroe St	0.25mi	3/1.0	1,176 (-8%)	15mo	$100,000	$85	64
17508 State Route 114	0.40mi	3/1.5	1,324 (+4%)	18mo	$170,000	$128	57
203 N Main St	0.09mi	4/1.0 (+1)	1,456 (+14%)	17mo	$13,500	$9	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.90×
• Total profit: $36,387
• Equity at exit: $83,646

10-year hold

• IRR: 14.6%
• Equity multiple: 3.68×
• Total profit: $107,960
• Equity at exit: $146,202

Cash invested: $40,250 (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 45849

• Home prices YoY: 2.6%
• Active inventory: 2
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$754
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $19

Break-even live

Break-even rent $1,152

Max offer price $143,750

Occupancy floor 93%

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: $35,938
• Closing costs: $4,312
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $143,750 Active 48 DOM
2. 2026-06-17
   days on market $143,750 Active 47 DOM
3. 2026-06-16
   days on market $143,750 Active 46 DOM
4. 2026-06-15
   days on market $143,750 Active 45 DOM
5. 2026-06-13
   days on market $143,750 Active 43 DOM
6. 2026-06-12
   days on market $143,750 Active 42 DOM
7. 2026-06-09
   days on market $143,750 Active 39 DOM
8. 2026-06-09
   price $143,750 Active 38 DOM
9. 2026-06-08
   days on market $149,900 Active 38 DOM
10. 2026-06-08
    days on market $149,900 Active 37 DOM
11. 2026-06-05
    days on market $149,900 Active 35 DOM
12. 2026-06-04
    days on market $149,900 Active 33 DOM
13. 2026-06-02
    days on market $149,900 Active 32 DOM
14. 2026-06-01
    days on market $149,900 Active 31 DOM

    Show marketing remark (1178 chars)

    This is the kind of renovation you don't see every day. Completely redone from top to bottom, 206 W Perry St delivers a true move-in-ready experience--no projects, no guessing, just walk in and enjoy it. The main floor primary suite is a standout feature. Tucked slightly away from the main living space and separated by its own access point, it gives you that rare balance of privacy without feeling disconnected. It's a layout that just works. Upstairs, you'll find an additional bedroom plus a flexible landing area--perfect for a home office, lounge space, or whatever fits your lifestyle. And the updates? Practically everything: - New roof - New electrical - New plumbing - New central air - New kitchen + bathroom - New flooring throughout - New windows - Fresh paint - Appliances included Even the big-ticket items like the furnace, water heater, and well have already been checked over. Outside, you've got a large backyard and low-maintenance vinyl siding. Location-wise, it doesn't get much easier--right next to the elementary school, with a park nearby and quick access to everyday essentials in town. At $149,900, this is clean, updated, and ready to go.

15. 2026-05-31
    days on market $149,900 Active 30 DOM
16. 2026-05-01
    listed $149,900 Active 1178-char remark

    Show marketing remark (1178 chars)

    This is the kind of renovation you don't see every day. Completely redone from top to bottom, 206 W Perry St delivers a true move-in-ready experience--no projects, no guessing, just walk in and enjoy it. The main floor primary suite is a standout feature. Tucked slightly away from the main living space and separated by its own access point, it gives you that rare balance of privacy without feeling disconnected. It's a layout that just works. Upstairs, you'll find an additional bedroom plus a flexible landing area--perfect for a home office, lounge space, or whatever fits your lifestyle. And the updates? Practically everything: - New roof - New electrical - New plumbing - New central air - New kitchen + bathroom - New flooring throughout - New windows - Fresh paint - Appliances included Even the big-ticket items like the furnace, water heater, and well have already been checked over. Outside, you've got a large backyard and low-maintenance vinyl siding. Location-wise, it doesn't get much easier--right next to the elementary school, with a park nearby and quick access to everyday essentials in town. At $149,900, this is clean, updated, and ready to go.

17. 2026-05-01
    listed $149,900 Active 1186-char remark

    Show marketing remark (1178 chars)

    This is the kind of renovation you don't see every day. Completely redone from top to bottom, 206 W Perry St delivers a true move-in-ready experience--no projects, no guessing, just walk in and enjoy it. The main floor primary suite is a standout feature. Tucked slightly away from the main living space and separated by its own access point, it gives you that rare balance of privacy without feeling disconnected. It's a layout that just works. Upstairs, you'll find an additional bedroom plus a flexible landing area--perfect for a home office, lounge space, or whatever fits your lifestyle. And the updates? Practically everything: - New roof - New electrical - New plumbing - New central air - New kitchen + bathroom - New flooring throughout - New windows - Fresh paint - Appliances included Even the big-ticket items like the furnace, water heater, and well have already been checked over. Outside, you've got a large backyard and low-maintenance vinyl siding. Location-wise, it doesn't get much easier--right next to the elementary school, with a park nearby and quick access to everyday essentials in town. At $149,900, this is clean, updated, and ready to go.

18. 2005-03-23
    soldstatus $15,000

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,698 · $142/mo
• Expected delta: +$544/yr (+$45/mo · 47.1%)

ⓘ 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 · 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: $14,116
• − Mortgage interest: −$8,052
• − Property taxes: −$1,154
• − Insurance: −$719
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,182
• Taxable loss: −$2,250
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $772/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: Wayne Trace Local
• NCES district ID: 3904903
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $47,643
• Composite: 56.63/100
• National rank: #1140
• State rank: #188 of 656 in OH

Livability — Grover Hill

• Score: 62/100
• State rank: #876
• US rank: #16602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grover Hill, OH
• County: Paulding · 17,531 people
• Population (ZIP): 1,136
• Household income: $92,743
• Rent vs Own: 20.2% rent · 79.8% own

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 17,539 people
• By 2030: 16,627 · -5.2%
• By 2040: 14,716 · -16.1%
• By 2050: 12,853 · -26.7%
• By 2075: 9,142 · -47.9%
• By 2100: 6,313 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 3% Iranian 2% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Paulding

• 2024 margin: Solid R (+56.2) · D 21.4% · R 77.7%
• 2008→2024 swing: -44.4pp toward R · 2008: -11.8pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.5 2016: R+48.5 2012: R+20.4 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.25%
• Current HPI: 204.938
• 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

+858.3% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $143,750 NORIS
• 2026-06-01 Price Changed $143,750 WCARE
• 2026-05-01 Listed $149,900 WCARE
• 2026-05-01 Listed $149,900 NORIS
• 2005-03-23 Sold (Public Records) $15,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,154 · +3.7% YoY. Source: county tax records.