29 N 12th St · Newark, OH 43055

$119,900

3 bd · 1.0 ba · 1,690 sqft · SingleFamily public records · 3 Days on market

Built 1910 6,969 sqft lot Est $233k · 49% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated home with lots of living space. First floor laundry, Large eat in kitchen, hard wood floors, nice backyard on dead end street. There have been several updates since this property was listed. Windows and flooring upgraded. New photos coming soon

Key facts

• Great location
• Dead end street
• Two covered porches

Tags

• GREAT LOCATION
• DEAD END STREET
• TWO COVERED PORCHES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1910; No shared/common walls
• Construction: Block and stone foundation
• Exterior features: Lot approximately 0.16 acre

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom
• Interior features: Has basement; Approximately 1690 building area (per listing source)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.4% vs local median 3.2% in Newark — 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 69/100 on livability (#493 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D+, amenities F, commute F.
• Newark City (suburban): math 48% / reading 56% proficiency, ranked #431 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 204 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1910 — 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 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $233,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 N 10th St	0.48mi	3/1.5	1,682 (-0%)	2mo	$245,000	$146	73
517 W Main St	0.23mi	3/2.0	1,816 (+8%)	3mo	$249,900	$138	70
30 Neal Ave	0.47mi	3/1.5	1,760 (+4%)	2mo	$255,000	$145	68
72 N 7th St	0.53mi	3/1.5	1,736 (+3%)	4mo	$110,000	$63	65
606 W Main St	0.37mi	3/1.0	1,862 (+10%)	3mo	$110,000	$59	64
59 Jefferson St	0.45mi	4/2.0 (+1)	1,756 (+4%)	4mo	$195,000	$111	61
623 W Main St	0.42mi	3/1.0	1,854 (+10%)	5mo	$99,900	$54	60
655 W Main St	0.47mi	3/2.0	1,504 (-11%)	0mo	$106,000	$70	56
149 Maholm St	0.44mi	3/1.5	1,916 (+13%)	2mo	$270,000	$141	53
265 W Church St	0.33mi	4/2.0 (+1)	1,920 (+14%)	6mo	$231,000	$120	48
207 Buckingham St	0.67mi	3/2.5	1,834 (+8%)	2mo	$310,000	$169	47
148 N 21st St	0.57mi	3/1.5	1,447 (-14%)	1mo	$269,900	$187	46

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,706
• Equity at exit: $17,877

10-year hold

• IRR: 6.9%
• Equity multiple: 1.48×
• Total profit: $16,273
• Equity at exit: $10,367

Cash invested: $33,572 (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 43055

• Rents YoY: 1.6%
• Active inventory: 204
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$629
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $308

Break-even live

Break-even rent $977

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $376	-5% $342	+0% $308	+5% $274	+10% $240
Rent	-10% $200	-5% $254	+0% $308	+5% $362	+10% $416
Rate	-1.0pp $368	-0.5pp $338	base $308	+0.5pp $277	+1.0pp $245

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Wilson St Newark, OH	4.0	1.0	1508	$1,400	$0.93	24d	1	0.22mi
55 N Fulton Ave Newark, OH	4.0	1.0	1616	$1,525	$0.94	24d	1	0.29mi
73 N 9th St Unit 73 Newark, OH	2.0	1.0	1250	$950	$0.76	24d	1	0.32mi
8 N 8th St Unit 2 Newark, OH	3.0	1.0	1400	$1,400	$1.00	24d	1	0.39mi
33 Jefferson St Newark, OH	2.0	1.0	1200	$1,300	$1.08	12d	1	0.48mi
374 Seroco Ave Newark, OH	2.0	1.0	1100	$1,100	$1.00	11d	1	0.54mi
71 W Locust St Newark, OH	2.0	1.0	1371	$1,225	$0.89	24d	1	0.72mi
63 N 4th St Newark, OH	3.0	1.0	1300	$1,350	$1.04	3d	1	0.77mi
63 N 4th St Unit 302 Newark, OH	3.0	1.0	1300	$1,350	$1.04	5d	1	0.77mi
86 Wilwood Ave Newark, OH	3.0	1.0	1205	$1,595	$1.32	2d	1	0.84mi
150 N 1st St Newark, OH	3.0	1.0	1467	$1,300	$0.89	18d	1	1.08mi
39 Charles St Newark, OH	3.0	1.5	1450	$1,649	$1.14	24d	1	1.32mi
27 N Buena Vista St Newark, OH	3.0	2.0	1500	$1,300	$0.87	12d	1	1.37mi

Listing history 4 events

1. 2026-06-18
   status $119,900 Pending 3 DOM
2. 2026-06-18
   days on market $119,900 Active 3 DOM
3. 2026-06-17
   days on market $119,900 Active 2 DOM
4. 2026-06-16
   listed $119,900 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: $1,113 · $93/mo
• Projected year-2 tax: $1,492 · $124/mo
• Expected delta: +$379/yr (+$32/mo · 34.0%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,392
• − Mortgage interest: −$6,716
• − Property taxes: −$1,113
• − Insurance: −$600
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,488
• Taxable income: $1,853
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $3,247/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: Newark City
• NCES district ID: 3904445
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $38,662
• Composite: 43.33/100
• National rank: #3034
• State rank: #431 of 656 in OH

Livability — Newark

• Score: 69/100
• State rank: #493
• US rank: #8263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, OH
• County: Licking County · 109,194 people
• City population: 63,281
• Metro: Columbus, OH
• Population (ZIP): 63,281
• Household income: $63,974
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2269.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.54%
• Current HPI: 247.9425
• Rent YoY: ▲ 1.63%
• 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

+71.5% since first listed

7 events — show timeline

• 2026-06-15 Listed $119,900 CBRMLS
• 2018-09-17 Sold (Public Records) $60,000 Public Records
• 2018-09-15 Sold (MLS) $60,000 CBRMLS
• 2018-09-13 Pending — CBRMLS
• 2018-08-12 Contingent — CBRMLS
• 2018-07-31 Price Changed $66,900 CBRMLS
• 2018-07-06 Listed $69,900 CBRMLS

Property tax history

+6.1%/yr

Latest (2025): $1,113 · +2.8% YoY. Source: county tax records.