24955 State Route 83 · Canal Lewisville, OH 43812

$125,000

3 bd · 2.0 ba · 1,544 sqft · SingleFamily · 35 Days on market

Built 1963 Good condition 1.76 ac lot $81/sqft · 44% below area Est $222k · 44% under

---

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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ONLINE AUCTION, the RESERVE (Minimum Bid) is $125,000. The auction ends at 7:00 PM, Tuesday, June 9th, 2026. BUYERS MUST SIGN ACKNOWLEDGEMENT OF TERMS to bid. Agents, please see 'A2A'. This 3-bedroom, 2-bath brick ranch home sits on approximately 1.77± acres. Built in 1963, the home offers approximately 1,544 square feet of living space with one-level living. Attached 2 car garage with large outbuilding and pond.

Key facts

• 1.76 acre lot
• 3 garage spots
• Built 1963

Property features AI

Finance

• Other: Listing offered via auction and standard sale
• Financial info: Tax information available

Exterior

• Parking: Attached garage; Detached garage; 3 garage spaces
• Utilities: Private water; Private sewer
• Home design: Single-family residence; One story; Built in 1963; No shared/common walls
• Construction: Block foundation noted; Built in 1963
• Exterior features: Block foundation; 1.76-acre lot

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#455 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D, amenities F, commute F.
• River View Local (rural): math 52% / reading 56% proficiency, ranked #389 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Coshocton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $222,410
• List price: $125,000
• Delta: -43.80%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,524
• Equity at exit: $18,638

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $12,057
• Equity at exit: $10,808

Cash invested: $35,000 (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 43812

• Active inventory: 118
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $215

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $302	-5% $258	+0% $215	+5% $172	+10% $129
Rent	-10% $107	-5% $161	+0% $215	+5% $269	+10% $323
Rate	-1.0pp $278	-0.5pp $247	base $215	+0.5pp $183	+1.0pp $150

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $125,000 Pending 35 DOM
2. 2026-06-09
   days on market $125,000 Active 34 DOM
3. 2026-06-08
   days on market $125,000 Active 33 DOM
4. 2026-06-07
   days on market $125,000 Active 32 DOM
5. 2026-06-05
   days on market $125,000 Active 29 DOM
6. 2026-06-03
   days on market $125,000 Active 28 DOM
7. 2026-06-02
   days on market $125,000 Active 27 DOM
8. 2026-06-01
   days on market $125,000 Active 26 DOM
9. 2026-05-31
   days on market $125,000 Active 25 DOM
10. 2026-05-06
    listed $125,000 Active 423-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,392
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,636
• Taxable income: $631
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $2,432/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath brick ranch home is in good condition with minimal repairs needed. Fresh paint and clean gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace gutters — Clean gutters improve drainage and prevent water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace gutters — Clean gutters improve drainage and prevent water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: River View Local
• NCES district ID: 3904648
• Math proficiency: 52% ▼ -17.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,488
• Composite: 45.66/100
• National rank: #2581
• State rank: #389 of 656 in OH

Livability — Canal Lewisville

• Score: 70/100
• State rank: #455
• US rank: #7473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coshocton · 37,075 people
• Population (ZIP): 18,716
• Household income: $51,930
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 7.2

Population outlook (Coshocton County) Hauer SSP2

• Today (2025): 35,193 people
• By 2030: 34,112 · -3.1%
• By 2040: 31,670 · -10.0%
• By 2050: 29,033 · -17.5%
• By 2075: 22,827 · -35.1%
• By 2100: 16,421 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Coshocton

• 2024 margin: Solid R (+52.2) · D 23.5% · R 75.7%
• 2008→2024 swing: -46.4pp toward R · 2008: -5.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+49.0 2016: R+43.3 2012: R+9.5 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.33%
• Current HPI: 216.5142
• 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

2 events — show timeline

• 2026-06-10 Pending — CBRMLS
• 2026-05-06 Listed $125,000 CBRMLS