18 N Champaign St · Catawba, OH 43010

$180,000

2 bd · 1.0 ba · 2,202 sqft · SingleFamily public records · 4 Days on market

Built 1905 0.59 ac lot

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +6.0/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.3/10.0

Listing remarks

Nestled on a generous . 59-acre lot, this character-filled Catawba home offers a rare opportunity to own and restore a piece of local history. The longtime residence of the late Arnold Ballard, this property is rich with timeless craftsmanship, architectural charm, and the kind of solid construction that is increasingly difficult to find. Whether you're dreaming of restoring a historic home to its former glory, creating a one-of-a-kind showplace, or investing in a property with incredible potential, the possibilities here are truly endless. From the moment you enter, you'll appreciate the abundance of original natural woodwork, hardwood floors, pocket doors, oversized trim, and spacious roo

Key facts

• Generous lot
• Pocket doors
• Oversized trim

Tags

• GENEROUS LOT
• ORIGINAL NATURAL WOODWORK
• HARDWOOD FLOORS
• POCKET DOORS
• OVERSIZED TRIM
• SPACIOUS ROOMS

Property features AI

Exterior

• Parking: Garage with workshop; Garage door opener; 4-car garage
• Utilities: Public sewer; Propane for utilities; Supplied water
• Home design: Residential single-family home; Built in 1905
• Construction: Metal, vinyl, and wood siding; Block foundation
• Exterior features: Porch; Deck; Residential lot

Interior

• Kitchen: Kitchen present
• Bedrooms: Master bedroom; Bedroom 2; Bedroom 3
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Ceiling fans; One fireplace; Total of 10 rooms; Basement is partial with crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (36.6% below list).
• Recommended offer: $114k (36.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#985 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Northeastern Local (suburban): math 49% / reading 60% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Clark County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,153 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1905 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,317
• Equity at exit: $70,954

10-year hold

• IRR: 3.5%
• Equity multiple: 1.48×
• Total profit: $24,288
• Equity at exit: $102,143

Cash invested: $50,400 (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 43010

• Home prices YoY: 0.9%
• Active inventory: 1
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-229

Break-even live

Break-even rent $1,431

Max offer price $139,600

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-178	+0% $-229	+5% $-280	+10% $-331
Rent	-10% $-319	-5% $-274	+0% $-229	+5% $-184	+10% $-139
Rate	-1.0pp $-138	-0.5pp $-183	base $-229	+0.5pp $-275	+1.0pp $-323

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $180,000 Active 4 DOM
2. 2026-06-18
   days on market $180,000 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $180,000 Active 1 DOM
4. 2026-06-16
   days on market $180,000 Active 3 DOM
5. 2026-06-15
   days on market $180,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $180,000 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: $1,339 · $112/mo
• Projected year-2 tax: $2,073 · $173/mo
• Expected delta: +$735/yr (+$61/mo · 54.9%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,698
• − Mortgage interest: −$10,083
• − Property taxes: −$1,339
• − Insurance: −$900
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$5,236
• Taxable loss: −$6,051
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $-1,292/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: Northeastern Local
• NCES district ID: 3904625
• Math proficiency: 49% ▼ -16.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $55,340
• Composite: 46.99/100
• National rank: #2350
• State rank: #365 of 656 in OH

Livability — Catawba

• Score: 60/100
• State rank: #985
• US rank: #19297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catawba, OH
• City population: 280
• Population (ZIP): 280

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Romanian 5% Italian 4% Iranian 2%
• Languages at home: 97% English-only · Russian/Polish/Slavic 3%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.00%
• Current HPI: 214.0543
• 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

1 event — show timeline

• 2026-06-13 Listed $180,000 WRIST

Property tax history

+0.1%/yr

Latest (2025): $1,339 · +28.1% YoY. Source: county tax records.