4952 Dimson Dr S · Whitehall, OH 43213

$125,000

4 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 17 Days on market

Built 1953 7,840 sqft lot Est $214k · 42% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investor Opportunity. Priced Thousands below Appraised Value. Needs a little TLC. Call Today, Show Today. Subject to Bank Approval

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.2% in Whitehall — 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 71/100 on livability (#399 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment D-.
• Whitehall City (suburban): math 18% / reading 33% proficiency, ranked #603 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 67 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/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.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
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: 1.34% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.67%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $213,962
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
931 Antwerp Rd	0.20mi	3/1.0 (-1)	1,054 (0%)	2mo	$149,900	$142	84
991 Antwerp Rd	0.14mi	3/2.0 (-1)	1,054 (0%)	7mo	$230,000	$218	78
899 Antwerp Rd	0.24mi	3/1.0 (-1)	1,054 (0%)	8mo	$195,000	$185	77
855 Dimson Dr E	0.33mi	3/2.0 (-1)	1,054 (0%)	5mo	$234,900	$223	71
836 Antwerp Rd	0.34mi	3/1.0 (-1)	1,054 (0%)	10mo	$180,888	$172	71
805 Exeter Rd	0.33mi	3/1.0 (-1)	961 (-9%)	2mo	$185,000	$193	63
4662 Jae Ave	0.57mi	3/1.5 (-1)	1,092 (+4%)	3mo	$236,000	$216	58
1211 Shady Lane Rd	0.53mi	3/1.0 (-1)	912 (-14%)	1mo	$169,900	$186	47
1193 Marble Dr	0.55mi	3/1.0 (-1)	912 (-14%)	1mo	$185,000	$203	46
1377 Marble Dr	0.73mi	3/1.0 (-1)	1,152 (+9%)	4mo	$220,000	$191	42
1243 Simpson Dr	0.69mi	3/2.0 (-1)	912 (-14%)	1mo	$200,000	$219	36
1195 Huntly Dr	0.74mi	3/2.0 (-1)	912 (-14%)	4mo	$230,000	$252	31

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,847
• Equity at exit: $18,638

10-year hold

• IRR: 13.2%
• Equity multiple: 2.02×
• Total profit: $35,553
• 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 43213

• Rents YoY: 2.3%
• Active inventory: 67
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$656
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $428

Break-even live

Break-even rent $1,129

Max offer price $125,000

Occupancy floor 69%

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: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
984 Exeter Rd Columbus, OH	3.0	2.0	1161	$1,500	$1.29	43d	1	0.07mi
973 Exeter Rd Columbus, OH	3.0	1.0	1054	$1,710	$1.62	43d	1	0.10mi
4661 Jae Ave Columbus, OH	4.0	2.0	1230	$1,799	$1.46	21d	1	0.55mi
279 Little Flower Ln Columbus, OH	3.0	1.0	1323	$1,795	$1.36	4d	1	1.06mi
1660 Huxley Dr Columbus, OH	3.0	1.0	1248	$1,695	$1.36	7d	1	1.06mi
1537 Duffield Dr Columbus, OH	3.0	2.0	1020	$1,500	$1.47	43d	1	1.13mi
4363 Chandler Dr Columbus, OH	3.0	1.0	1328	$1,830	$1.38	23d	1	1.20mi
4472 Saint Ann Ln Columbus, OH	3.0	1.0	1339	$1,755	$1.31	43d	1	1.24mi
381 S Yearling Rd Unit 381 Yearling Whitehall, OH	3.0	1.0	850	$1,095	$1.29	23d	1	1.30mi
1843 Fleming Rd Unit 1 Columbus, OH	3.0	1.5	1000	$1,595	$1.59	23d	1	1.35mi
4048 E Livingston Ave Columbus, OH	3.0	1.0	961	$1,000	$1.04	20d	1	1.44mi

Listing history 18 events

1. 2024-12-02
   status Pending
2. 2022-09-14
   soldstatus $115,000
3. 2022-09-01
   status Pending
4. 2022-08-15
   listed $125,000 Active
5. 2015-05-05
   soldstatus $55,900
6. 2010-09-12
   soldstatus $35,000 136-char remark

   Show marketing remark (136 chars)

   Great Investor Opportunity. Priced Thousands below Appraised Value. Needs a little TLC. Call Today, Show Today. Subject to Bank Approval

7. 2010-09-10
   historical 136-char remark

   Show marketing remark (136 chars)

   Great Investor Opportunity. Priced Thousands below Appraised Value. Needs a little TLC. Call Today, Show Today. Subject to Bank Approval

8. 2010-01-15
   listed $35,000 136-char remark

   Show marketing remark (136 chars)

   Great Investor Opportunity. Priced Thousands below Appraised Value. Needs a little TLC. Call Today, Show Today. Subject to Bank Approval

9. 2006-08-24
   historical
10. 2006-07-26
    listed $91,900
11. 2001-04-30
    soldstatus $66,000
12. 2001-04-17
    historical
13. 2000-11-01
    listed $75,900
14. 1999-11-03
    soldstatus $58,900
15. 1999-10-29
    soldstatus $58,900
16. 1999-10-01
    historical
17. 1999-08-13
    listed $59,900
18. 1985-10-02
    soldstatus $26,000

ⓘ 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: $2,211 · $184/mo
• Projected year-2 tax: $2,211 · $184/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,045
• − Mortgage interest: −$7,002
• − Property taxes: −$2,211
• − Insurance: −$625
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,636
• Taxable income: $3,363
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $4,326/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: Whitehall City
• NCES district ID: 3904507
• Math proficiency: 18% ▼ -17.00%
• Reading proficiency: 33% ▼ -11.00%
• Median HH income: $36,092
• Composite: 21.08/100
• National rank: #8442
• State rank: #603 of 656 in OH

Livability — Whitehall

• Score: 71/100
• State rank: #399
• US rank: #6587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, OH
• County: Franklin County · 1,351,780 people
• City population: 36,273
• Metro: Columbus, OH
• Population (ZIP): 36,273
• Household income: $54,704
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 2583.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -243.35%
• Current HPI: 198.5072
• Rent YoY: ▲ 2.29%
• Metro: Columbus, OH
• 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

+342.3% since first listed

18 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2022-09-14 Sold (Public Records) $115,000 Public Records
• 2022-09-01 Pending — CBRMLS
• 2022-08-15 Listed $125,000 CBRMLS
• 2015-05-05 Sold (Public Records) $55,900 Public Records
• 2010-09-12 Sold (MLS) $35,000 CBRMLS
• 2010-09-10 Listing Removed — CBRMLS
• 2010-01-15 Listed $35,000 CBRMLS
• 2006-08-24 Listing Removed — CBRMLS
• 2006-07-26 Listed $91,900 CBRMLS
• 2001-04-30 Sold (MLS) $66,000 CBRMLS
• 2001-04-17 Listing Removed — CBRMLS
• 2000-11-01 Listed $75,900 CBRMLS
• 1999-11-03 Sold (Public Records) $58,900 Public Records
• 1999-10-29 Sold (MLS) $58,900 CBRMLS
• 1999-10-01 Listing Removed — CBRMLS
• 1999-08-13 Listed $59,900 CBRMLS
• 1985-10-02 Sold (Public Records) $26,000 Public Records

Property tax history

-2.1%/yr

Latest (2024): $2,211 · -0.7% YoY. Source: county tax records.