227 N Main St · Washington Court House, OH 43160

$90,000

3 bd · 1.0 ba · 1,722 sqft · SingleFamily public records · 147 Days on market

Built 1900 4,704 sqft lot $52/sqft · 51% below area

---

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
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

Key facts

• Plumbing
• Hvac
• Roof

Tags

• HVAC
• PLUMBING
• ROOF
• SIDING
• ELECTRIC PANEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.6% in Washington Court House — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#191 in OH, #2,912 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Washington Court House City (town): math 54% / reading 54% proficiency, ranked #409 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fayette 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $55k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.49% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $184,736
• List price: $90,000
• Delta: -51.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 N Hinde St	0.13mi	3/2.0	1,631 (-5%)	6mo	$192,000	$118	76
410 N North St	0.25mi	2/2.0 (-1)	1,712 (-1%)	5mo	$59,300	$35	75
710 S Fayette St	0.63mi	3/2.0	1,738 (+1%)	3mo	$260,000	$150	63
833 Briar Ave	0.48mi	3/1.5	1,794 (+4%)	8mo	$242,000	$135	62
113 N Oakland Ave #49	0.59mi	4/2.0 (+1)	1,712 (-1%)	3mo	$198,900	$116	60
716 Yeoman St	0.63mi	3/2.5	1,680 (-2%)	7mo	$223,550	$133	55
820 Broadway St	0.68mi	4/1.5 (+1)	1,664 (-3%)	8mo	$250,000	$150	49
647 Harrison St	0.65mi	3/2.0	1,584 (-8%)	7mo	$192,000	$121	47
828 E Market St	0.63mi	4/1.0 (+1)	1,588 (-8%)	7mo	$150,000	$94	47
912 Briar Ave	0.51mi	3/1.5	1,496 (-13%)	8mo	$165,000	$110	46
634 Columbus Ave	0.48mi	4/2.5 (+1)	1,936 (+12%)	1mo	$175,000	$90	45
412 Gibbs Ave	0.74mi	3/2.5	1,583 (-8%)	8mo	$189,000	$119	39

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $12,531
• Equity at exit: $13,419

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $45,906
• Equity at exit: $7,782

Cash invested: $25,200 (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 43160

• Active inventory: 118
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $425

Break-even live

Break-even rent $804

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $476	-5% $451	+0% $425	+5% $400	+10% $374
Rent	-10% $319	-5% $372	+0% $425	+5% $478	+10% $531
Rate	-1.0pp $471	-0.5pp $448	base $425	+0.5pp $402	+1.0pp $378

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-15
   price $90,000 298-char remark

   Show marketing remark (294 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

2. 2026-05-15
   price $90,000 294-char remark

   Show marketing remark (294 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

3. 2026-04-08
   status Active 294-char remark

   Show marketing remark (298 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

4. 2026-04-08
   status Active 298-char remark

   Show marketing remark (298 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

5. 2026-03-31
   status Pending 294-char remark

   Show marketing remark (298 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

6. 2026-03-31
   status Pending 298-char remark

   Show marketing remark (298 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

7. 2026-03-02
   price $109,900 294-char remark

   Show marketing remark (298 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

8. 2026-03-02
   price $109,900 298-char remark

   Show marketing remark (298 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

9. 2026-02-19
   price $119,900 294-char remark

   Show marketing remark (298 chars)

   Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

10. 2026-02-19
    price $119,900 298-char remark

    Show marketing remark (298 chars)

    Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

11. 2026-01-20
    price $130,000 294-char remark

    Show marketing remark (298 chars)

    Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

12. 2026-01-20
    price $130,000 298-char remark

    Show marketing remark (298 chars)

    Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

13. 2025-12-17
    listed $145,000 Active 298-char remark

    Show marketing remark (294 chars)

    Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

14. 2025-12-17
    listed $145,000 Active 294-char remark

    Show marketing remark (294 chars)

    Great opportunity on this 3 to 4 bedroom piece of history ready for a new owner. Property has original charm and character. Many updates have already been completed including: HVAC, plumbing, roof, siding, electric panel and more. Must see to appreciate. This is a Fannie Mae Homepath Property.

15. 2008-04-04
    historical
16. 2007-10-04
    listed $99,000
17. 2004-07-09
    soldstatus $80,000

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,113
• − Mortgage interest: −$5,041
• − Property taxes: −$1,512
• − Insurance: −$450
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,618
• Taxable income: $3,913
• Est. tax owed @ 24.0%: −$939
• After-tax cash flow: $4,164/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: Washington Court House City
• NCES district ID: 3910011
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $36,060
• Composite: 44.77/100
• National rank: #2747
• State rank: #409 of 656 in OH

Livability — Washington Court House

• Score: 77/100
• State rank: #191
• US rank: #2912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington Court House, OH
• County: Fayette · 25,566 people
• City population: 21,966
• Population (ZIP): 21,966
• Household income: $57,475
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 6.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.13%
• Current HPI: 240.7307
• 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

+12.5% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $90,000 WRIST
• 2026-05-15 Price Changed $90,000 Dayton MLS
• 2026-04-08 Relisted — Dayton MLS
• 2026-04-08 Relisted — WRIST
• 2026-03-31 Pending — Dayton MLS
• 2026-03-31 Pending — WRIST
• 2026-03-02 Price Changed $109,900 Dayton MLS
• 2026-03-02 Price Changed $109,900 WRIST
• 2026-02-19 Price Changed $119,900 Dayton MLS
• 2026-02-19 Price Changed $119,900 WRIST
• 2026-01-20 Price Changed $130,000 Dayton MLS
• 2026-01-20 Price Changed $130,000 WRIST
• 2025-12-17 Listed $145,000 Dayton MLS
• 2025-12-17 Listed $145,000 WRIST
• 2008-04-04 Listing Removed — CBRMLS
• 2007-10-04 Listed $99,000 CBRMLS
• 2004-07-09 Sold (Public Records) $80,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,512 · -0.1% YoY. Source: county tax records.