325 Cherry St · Washington Court House, OH 43160

$139,900

4 bd · 3.0 ba · 3,587 sqft · SingleFamily public records · 138 Days on market

Built 1868 0.31 ac lot $39/sqft · 53% below area

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +4.8/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large property looking for that person to restore it to its original grandeur with modern updates. Being sold As-Is, Where-Is. Seller and agent have no knowledge and buyer should perform their own due diligence and make their own assessments.

Key facts

• 0.31 acre lot
• Garage
• Built 1868

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $58 ($700/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.5% in Washington Court House — 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 77/100 on livability (#191 in OH, #2,912 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Washington Court House City (town): math 54% / reading 54% proficiency, ranked #409 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($57k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fayette 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 138 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 23y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1868 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 7.7

CMA / ARV

• ARV (median comp): $300,780
• List price: $139,900
• Delta: -53.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 E East St	0.33mi	5/2.5 (+1)	3,691 (+3%)	11mo	$473,000	$128	64
404 Rawling St	0.72mi	4/2.5	3,553 (-1%)	6mo	$455,000	$128	58
114 W Temple St	0.61mi	3/2.5 (-1)	3,200 (-11%)	3mo	$270,000	$84	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-18,824
• Equity at exit: $20,860

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-11,081
• Equity at exit: $12,096

Cash invested: $39,172 (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 43160

• Active inventory: 118
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$349 /mo · $4,183/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $58

Break-even live

Break-even rent $1,444

Max offer price $139,900

Occupancy floor 91%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $139,900 Active 138 DOM
2. 2026-06-17
   days on market $139,900 Active 137 DOM
3. 2026-06-16
   days on market $139,900 Active 136 DOM
4. 2026-06-15
   days on market $139,900 Active 135 DOM
5. 2026-06-13
   days on market $139,900 Active 133 DOM
6. 2026-06-12
   days on market $139,900 Active 132 DOM
7. 2026-06-09
   days on market $139,900 Active 129 DOM
8. 2026-06-08
   days on market $139,900 Active 128 DOM
9. 2026-06-08
   days on market $139,900 Active 127 DOM
10. 2026-06-04
    days on market $139,900 Active 123 DOM
11. 2026-06-02
    days on market $139,900 Active 122 DOM
12. 2026-06-01
    days on market $139,900 Active 121 DOM
13. 2026-05-31
    days on market $139,900 Active 120 DOM
14. 2026-03-31
    price $139,900 242-char remark

    Show marketing remark (242 chars)

    Large property looking for that person to restore it to its original grandeur with modern updates. Being sold As-Is, Where-Is. Seller and agent have no knowledge and buyer should perform their own due diligence and make their own assessments.

15. 2026-02-12
    price $159,900 242-char remark

    Show marketing remark (242 chars)

    Large property looking for that person to restore it to its original grandeur with modern updates. Being sold As-Is, Where-Is. Seller and agent have no knowledge and buyer should perform their own due diligence and make their own assessments.

16. 2026-01-30
    listed $174,900 Active 242-char remark

    Show marketing remark (242 chars)

    Large property looking for that person to restore it to its original grandeur with modern updates. Being sold As-Is, Where-Is. Seller and agent have no knowledge and buyer should perform their own due diligence and make their own assessments.

17. 2026-01-21
    historical
18. 2026-01-06
    price $174,900
19. 2025-12-02
    price $194,900
20. 2025-10-23
    listed $215,000 Active
21. 2024-09-10
    historical
22. 2024-06-04
    price $280,000
23. 2024-04-30
    price $290,000
24. 2024-03-10
    listed $299,500 Active
25. 2022-03-25
    soldstatus $111,000 Closed
26. 2022-03-04
    status Pending
27. 2021-12-30
    status Contingent Lien-holder Release
28. 2021-12-22
    historical
29. 2021-12-12
    status Active
30. 2021-07-25
    historical Contingent Lien-holder Release
31. 2021-07-13
    listed $75,000 Active
32. 2020-11-15
    historical Contingent Finance and Inspection
33. 2020-11-15
    historical
34. 2020-10-16
    status Active
35. 2020-09-14
    historical Contingent Finance and Inspection
36. 2020-07-23
    status Active
37. 2020-07-09
    status Pending
38. 2020-06-09
    price $98,900
39. 2020-05-31
    listed $99,900 Active
40. 2019-04-03
    soldstatus $87,625
41. 2019-03-29
    soldstatus $87,625 Closed
42. 2019-02-19
    status Pending
43. 2019-02-13
    listed $89,900 Active
44. 2018-12-25
    status Pending
45. 2018-12-24
    historical
46. 2018-09-26
    listed $89,900 Active
47. 2012-06-13
    historical
48. 2012-01-11
    listed $79,900
49. 2009-09-18
    soldstatus $40,000
50. 2009-07-23
    listed $44,900

ⓘ 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: $4,183 · $349/mo
• Projected year-2 tax: $4,183 · $349/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,211
• − Mortgage interest: −$7,837
• − Property taxes: −$4,183
• − Insurance: −$700
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$4,070
• Taxable loss: −$1,492
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,058/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: Washington Court House City
• NCES district ID: 3910011
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $36,060
• Composite: 44.77/100
• National rank: #2747
• State rank: #409 of 656 in OH

Livability — Washington Court House

• Score: 77/100
• State rank: #191
• US rank: #2912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington Court House, OH
• County: Fayette · 25,566 people
• City population: 21,966
• Population (ZIP): 21,966
• Household income: $57,475
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 6.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.13%
• Current HPI: 240.7307
• 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

+55.6% since first listed

44 events — show timeline

• 2026-03-31 Price Changed $139,900 CBRMLS
• 2026-02-12 Price Changed $159,900 CBRMLS
• 2026-01-30 Listed $174,900 CBRMLS
• 2026-01-21 Listing Removed — CBRMLS
• 2026-01-06 Price Changed $174,900 CBRMLS
• 2025-12-02 Price Changed $194,900 CBRMLS
• 2025-10-23 Listed $215,000 CBRMLS
• 2024-09-10 Listing Removed — CBRMLS
• 2024-06-04 Price Changed $280,000 CBRMLS
• 2024-04-30 Price Changed $290,000 CBRMLS
• 2024-03-10 Listed $299,500 CBRMLS
• 2022-03-25 Sold (MLS) $111,000 CBRMLS
• 2022-03-04 Pending — CBRMLS
• 2021-12-30 Relisted — CBRMLS
• 2021-12-22 Listing Removed — CBRMLS
• 2021-12-12 Relisted — CBRMLS
• 2021-07-25 Contingent — CBRMLS
• 2021-07-13 Listed $75,000 CBRMLS
• 2020-11-15 Contingent — CBRMLS
• 2020-11-15 Listing Removed — CBRMLS
• 2020-10-16 Relisted — CBRMLS
• 2020-09-14 Contingent — CBRMLS
• 2020-07-23 Relisted — CBRMLS
• 2020-07-09 Pending — CBRMLS
• 2020-06-09 Price Changed $98,900 CBRMLS
• 2020-05-31 Listed $99,900 CBRMLS
• 2019-04-03 Sold (Public Records) $87,625 Public Records
• 2019-03-29 Sold (MLS) $87,625 CBRMLS
• 2019-02-19 Pending — CBRMLS
• 2019-02-13 Listed $89,900 CBRMLS
• 2018-12-25 Pending — CBRMLS
• 2018-12-24 Listing Removed — CBRMLS
• 2018-09-26 Listed $89,900 CBRMLS
• 2012-06-13 Listing Removed — CBRMLS
• 2012-01-11 Listed $79,900 CBRMLS
• 2009-09-18 Sold (MLS) $40,000 Cincy MLS
• 2009-07-23 Listed $44,900 Cincy MLS
• 2009-07-01 Listing Removed — Cincy MLS
• 2009-03-02 Listed $44,900 Cincy MLS
• 2005-02-28 Sold (Public Records) $104,000 Public Records
• 2003-10-20 Sold (Public Records) $87,400 Public Records
• 2003-10-14 Sold (MLS) $87,400 CBRMLS
• 2003-09-15 Listing Removed — CBRMLS
• 2003-08-28 Listed $89,900 CBRMLS

Property tax history

+13.4%/yr

Latest (2025): $4,183 · +20.3% YoY. Source: county tax records.