528 Grove Ave · Galion, OH 44833

$159,900

3 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 10 Days on market

Built 1930 Est $145k · 11% over

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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 +14.6/30.0
• DSCR +4.5/10.0
• Schools +3.8/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home with beautiful hardwood floors in most rooms. Oak trim, formal dining room, mostly new Thermopane windows, large covered front porch and corner lot. 3 bedrooms, 2 baths. Full dry basement with family room. Large living room with original decorative fireplace. Detached 22x28 garage with concrete floor and electric. Playhouse and more.

Key facts

• Covered front porch
• Fresh paint
• New flooring

Tags

• FRESH PAINT
• NEW FLOORING
• MINI-SPLIT SYSTEMS
• ORIGINAL WOODWORK
• COVERED FRONT PORCH
• DETACHED GARAGE

Property features AI

Exterior

• Parking: 2-car garage; Concrete and gravel parking surfaces
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Composition roof; Vinyl siding

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot water heating; Natural gas heating
• Interior features: Eat-in kitchen; Living room fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $39 ($470/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (18.3% below list).
• Recommended offer: $131k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% in Galion — 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 63/100 on livability (#833 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Galion City (town): math 36% / reading 56% proficiency, ranked #499 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $160k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,564 (18.3% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $144,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Clymer Ave	0.17mi	3/2.0	1,668 (-1%)	1mo	$225,000	$135	90
216 Orange St	0.12mi	3/2.0	1,586 (-6%)	2mo	$140,000	$88	83
632 Westwood Ave	0.10mi	4/1.5 (+1)	1,696 (+1%)	5mo	$124,000	$73	83
325 Cherry St	0.25mi	4/2.0 (+1)	1,632 (-3%)	6mo	$156,000	$96	73
512 Cherry St	0.16mi	4/1.5 (+1)	1,568 (-7%)	4mo	$129,900	$83	71
337 Grove Ave	0.20mi	3/1.0	1,494 (-11%)	0mo	$118,000	$79	68
638 S Boston St	0.42mi	3/2.0	1,560 (-7%)	1mo	$196,900	$126	67
322 Cherry St	0.27mi	2/1.0 (-1)	1,606 (-4%)	6mo	$138,500	$86	66
315 E Atwood St	0.67mi	3/1.0	1,650 (-2%)	2mo	$26,000	$16	60
281 N Union St	0.63mi	3/1.0	1,536 (-9%)	2mo	$105,000	$68	51
359 S Market St	0.45mi	4/1.0 (+1)	1,500 (-11%)	1mo	$112,700	$75	51
239 Hessenauer Dr	0.72mi	4/2.0 (+1)	1,550 (-8%)	6mo	$283,000	$183	43

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-23,464
• Equity at exit: $23,842

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-17,420
• Equity at exit: $13,825

Cash invested: $44,772 (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 44833

• Home prices YoY: -27.9%
• Active inventory: 76
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $39

Break-even live

Break-even rent $1,256

Max offer price $159,900

Occupancy floor 92%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $159,900 Active 10 DOM
2. 2026-06-18
   days on market $159,900 Active 9 DOM
3. 2026-06-17
   days on market $159,900 Active 8 DOM
4. 2026-06-16
   days on market $159,900 Active 7 DOM
5. 2026-06-15
   days on market $159,900 Active 6 DOM
6. 2026-06-14
   days on market $159,900 Active 4 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $159,900 Active 3 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: $1,045 · $87/mo
• Projected year-2 tax: $1,770 · $147/mo
• Expected delta: +$725/yr (+$60/mo · 69.3%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,668
• − Mortgage interest: −$8,957
• − Property taxes: −$1,045
• − Insurance: −$800
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,652
• Taxable loss: −$2,292
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $1,020/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: Galion City
• NCES district ID: 3904402
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,331
• Composite: 38.08/100
• National rank: #4279
• State rank: #499 of 656 in OH

Livability — Galion

• Score: 63/100
• State rank: #833
• US rank: #15587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galion, OH
• County: Morrow · 41,908 people
• City population: 16,641
• Metro: Columbus, OH
• Population (ZIP): 16,641
• Household income: $57,234
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 3.8

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.57%
• Current HPI: 218.195
• 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

+130.1% since first listed

14 events — show timeline

• 2026-06-09 Price Changed $159,900 MARMLS
• 2026-06-09 Listed $169,900 MARMLS
• 2024-11-12 Listing Removed — CBRMLS
• 2024-10-14 Listed $105,000 CBRMLS
• 2018-05-30 Sold (Public Records) $79,000 Public Records
• 2018-04-26 Sold (MLS) $79,000 CBRMLS
• 2018-04-26 Sold (MLS) $79,000 MARMLS
• 2018-03-01 Listed $79,700 MARMLS
• 2017-10-31 Listed $79,700 CBRMLS
• 2011-10-26 Listing Removed — MLSNOW
• 2011-08-30 Listing Removed — MLSNOW
• 2011-05-29 Listed $74,195 MLSNOW
• 2011-05-23 Listed $74,195 MLSNOW
• 2000-01-26 Sold (Public Records) $69,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,045 · -0.3% YoY. Source: county tax records.