8020 E State Route 55 · Christiansburg, OH 45312

$69,900

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 1 Days on market

Built 1958 4.78 ac lot ↓ 35% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Appreciation +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1,606 Sqft per PRC. Country living in small town. Home offers large private 0.81 lot with no immediate neighbors with 2 car detached garage. Main floor: eat in kitchen, full bath, Lg. living room, master bedroom, utility and first floor laundry room. @nd floor offers 2 additional bedrooms. Located on crawl space. Propane heat. Home located in village of Thackery on State Route 55 toward Urbana and offers Urbana schools, in Champaign County. Less than 15 minutes to Town, close to major highway, 25 minutes to downtown Springfield. Your nearest neighbor is a deer! Affordable living with peaceful surroundings. See agent comments for further information. Don't snooze on this one-Hurry!

Key facts

• Crawl space
• Eat in kitchen
• Living room

Tags

• LARGE PRIVATE LOT
• NO IMMEDIATE NEIGHBORS
• EAT IN KITCHEN
• FULL BATH
• LIVING ROOM
• CRAWL SPACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Home design: Frame construction with vinyl siding
• Construction: Frame construction; Vinyl siding
• Exterior features: Approximately 4.78-acre lot; Residential zoning

Interior

• Kitchen: Kitchen on main level (14 x 12)
• Bedrooms: Main level bedroom (14 x 12); Second level bedroom (12 x 12); Second level bedroom (12 x 10)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Crawl space basement; Total of 6 rooms
• Laundry & utility: Main level laundry room (11 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 58/100 on livability (#1,044 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Miami East Local (rural): math 75% / reading 79% proficiency, ranked #70 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Miami East Elementary (math 79% / reading 76%, grade A, #213 of 1,584 statewide, top 14%, 630 students, 0% FRL); Miami East Junior High School (math 78% / reading 78%, grade A+, #61 of 654 statewide, top 10%, 305 students, 45% FRL); Miami East High School (math 57% / reading 87%, grade B+, #89 of 781 statewide, top 12%, 478 students, 9% FRL).
• Market conditions: 4 active listings in the ZIP; solid renter incomes; 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($90k/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 $2k of equity ($483 loan paydown + $2k appreciation (2.2% local appreciation)).
• At projected returns (2.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.72% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.43×
• Total profit: $27,942
• Equity at exit: $28,169

10-year hold

• IRR: 27.8%
• Equity multiple: 4.68×
• Total profit: $72,021
• Equity at exit: $41,029

Cash invested: $19,572 (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 45312

• Home prices YoY: 0.9%
• Active inventory: 4
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $353

Break-even live

Break-even rent $757

Max offer price $69,900

Occupancy floor 66%

Sensitivity live

Price	-10% $393	-5% $373	+0% $353	+5% $333	+10% $314
Rent	-10% $258	-5% $306	+0% $353	+5% $401	+10% $448
Rate	-1.0pp $388	-0.5pp $371	base $353	+0.5pp $335	+1.0pp $317

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 689-char remark
2. 2026-06-07
   listed $69,900 Active 1 DOM

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/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 (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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,444
• − Mortgage interest: −$3,915
• − Property taxes: −$2,424
• − Insurance: −$350
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,033
• Taxable income: $3,411
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,420/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: Miami East Local
• NCES district ID: 3904862
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $62,317
• Composite: 66.34/100
• National rank: #424
• State rank: #70 of 656 in OH

Livability — Christiansburg

• Score: 58/100
• State rank: #1044
• US rank: #20788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami · 104,562 people
• City population: 701
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 1,109
• Household income: $89,653
• Rent vs Own: 7.0% rent · 93.0% own
• Severe rent burden: 6.1

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.16%
• Current HPI: 231.3211
• 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

-34.9% since first listed

3 events — show timeline

• 2026-06-06 Listed $69,900 Dayton MLS
• 2003-09-04 Sold (Public Records) $124,000 Public Records
• 1999-10-19 Sold (Public Records) $107,400 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,424 · +11.9% YoY. Source: county tax records.