104 Diehl St · Bettsville, OH 44815

$40,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 6 Days on market

Built 1898 0.39 ac lot

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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
• Appreciation +7.4/10.0
• Schools +5.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this charming home situated on a spacious double lot in Bettsville! Offering plenty of potential, this property features a nice detached garage with a brand new garage door and a new convenient side entry doorperfect for vehicles, storage, hobbies, or a workshop. Inside the home, you'll find a generously sized kitchen with ample room for cooking and gathering, along with two living rooms that have already seen significant improvements, including a new subfloor and updated flooring in one of the living rooms. The home is in need of some repairs and finishing touches, making it an excellent opportunity. Enjoy the extra outdoor space provided by the double lot, offering

Key facts

• Double lot
• New side entry door
• Two living rooms

Tags

• DOUBLE LOT
• DETACHED GARAGE
• NEW GARAGE DOOR
• NEW SIDE ENTRY DOOR
• GENEROUSLY SIZED KITCHEN
• TWO LIVING ROOMS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Exterior features: Lot approximately 0.386 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $40k).

Location & tenants

• Location reads 70/100 on livability (#458 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Old Fort Local (rural): math 72% / reading 64% proficiency, ranked #167 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $2k appreciation (4.8% local appreciation)).
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $40k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.45% ✓
• Cap rate: 20.98%
• Cash-on-cash: 52.47%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $150,804
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Diehl St	0.04mi	3/1.0	1,016 (-4%)	16mo	$100,000	$98	78
8399 N County Road 31	0.35mi	3/1.0	1,008 (-5%)	5mo	$165,000	$164	71
8410 N TR 1166	0.29mi	3/1.0	1,052 (-1%)	22mo	$127,000	$121	67
414 Union St	0.46mi	2/1.0 (-1)	981 (-8%)	1mo	$170,414	$174	60
8339 N County Road 31	0.37mi	3/1.0	1,180 (+11%)	15mo	$168,000	$142	51
206 Thomas St	0.38mi	3/1.0	1,152 (+8%)	22mo	$140,000	$122	50

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

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.1%
• Equity multiple: 4.21×
• Total profit: $35,899
• Equity at exit: $22,306

10-year hold

• IRR: 51.1%
• Equity multiple: 8.63×
• Total profit: $85,501
• Equity at exit: $38,202

Cash invested: $11,200 (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 44815

• Home prices YoY: 2.5%
• Active inventory: 2
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $423

Break-even live

Break-even rent $444

Max offer price $40,000

Occupancy floor 52%

Sensitivity live

Price	-10% $446	-5% $435	+0% $423	+5% $412	+10% $401
Rent	-10% $346	-5% $385	+0% $423	+5% $462	+10% $501
Rate	-1.0pp $443	-0.5pp $433	base $423	+0.5pp $413	+1.0pp $402

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $40,000 Active 6 DOM
2. 2026-06-18
   days on market $40,000 Active 5 DOM
3. 2026-06-17
   days on market $40,000 Active 4 DOM
4. 2026-06-16
   days on market $40,000 Active 3 DOM
5. 2026-06-15
   days on market $40,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $40,000 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: $692 · $58/mo
• Projected year-2 tax: $692 · $58/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $11,755
• − Mortgage interest: −$2,241
• − Property taxes: −$692
• − Insurance: −$998
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$1,164
• Taxable income: $4,780
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $3,932/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: Old Fort Local
• NCES district ID: 3910021
• Math proficiency: 72% ▼ -3.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $53,919
• Composite: 58.13/100
• National rank: #1029
• State rank: #167 of 656 in OH

Livability — Bettsville

• Score: 70/100
• State rank: #458
• US rank: #7571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bettsville, OH
• County: Seneca · 70,739 people
• City population: 762
• Population (ZIP): 762
• Household income: $62,794
• Rent vs Own: 19.5% rent · 80.5% own

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 15% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.85%
• Current HPI: 197.5449
• 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

+122.2% since first listed

2 events — show timeline

• 2026-06-13 Listed $40,000 FAOR
• 1990-06-26 Sold (Public Records) $18,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $692 · +0.7% YoY. Source: county tax records.