263 N Washington St · Delaware, OH 43015

$150,000

4 bd · 2.0 ba · 2,229 sqft · SingleFamily public records · 32 Days on market

Built 1860 10,018 sqft lot $67/sqft · 69% below area ↓ 18% since listing

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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
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLINE AUCTION, the RESERVE (Minimum Bid) is $150,000. The auction ends at 7:00 PM, Tuesday, May 20th, 2026. BUYERS MUST SIGN ACKNOWLEDGEMENT OF TERMS to bid. Step back in time and appreciate all the unique features this 4 BR, 2 BA, 2,229 sq ft brick home built in 1860 has to offer. What a tremendous opportunity to own a piece of history, in a lovely setting, walking distance to all the downtown Delaware restaurants and shops. Situated on a quiet, tree lined street, in the Historic NW neighborhood of Delaware, this beauty is ready for its next owner to update and enjoy all the wonderful craftsmanship and charming architectural details. A sweeping curved staircase and 11 ft ceilings greets you upon entering. After, you will find hardwood floors, exquisitely crafted fireplaces, built-in shelving, and an ornate, carved floor-to-ceiling Victorian ''pier'' mirror. A light filled enclosed side porch would make an incredible room for plants, a library, or home office. A spacious front porch, large backyard, and detached garage complete this gem. Bring your ideas and schedule a showing today! Agents see agt to agt remarks

Key facts

• 11 ft ceilings
• Tree lined street
• Hardwood floors

Tags

• WALKING DISTANCE TO DOWNTOWN
• TREE LINED STREET
• HISTORIC NW NEIGHBORHOOD
• SWEEPING CURVED STAIRCASE
• 11 FT CEILINGS
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.6% in Delaware — 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 80/100 on livability (#116 in OH, #1,717 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities C-, commute F.
• Delaware City (suburban): math 47% / reading 63% proficiency, ranked #355 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: David Smith Elementary School (math 57% / reading 68%, grade B, #580 of 1,584 statewide, top 37%, 370 students, 25% FRL); John C Dempsey Middle School (math 50% / reading 61%, grade B-, #321 of 654 statewide, top 51%, 1,247 students, 30% FRL); Rutherford B Hayes High School (math 36% / reading 67%, grade D+, #371 of 781 statewide, top 48%, 1,700 students, 25% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 502 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,233 units permitted in Delaware County in 2024 (304 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 $4k of value loss. Plan a longer hold.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 1.66% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 5.0

CMA / ARV

• ARV (median comp): $482,522
• List price: $150,000
• Delta: -68.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 N Washington St	0.00mi	4/2.0	2,229 (0%)	0mo	$283,800	$127	100
71 W Central Ave	0.39mi	4/2.0	2,213 (-1%)	2mo	$379,900	$172	79
373 N Union St	0.35mi	4/2.5	2,198 (-1%)	1mo	$365,000	$166	79
250 N Union St	0.31mi	4/2.0	2,028 (-9%)	5mo	$380,000	$187	66
377 N Washington St	0.23mi	3/2.0 (-1)	2,379 (+7%)	11mo	$330,000	$139	64
394 N Washington St	0.27mi	3/2.5 (-1)	2,036 (-9%)	12mo	$480,000	$236	56
325 W William St	0.75mi	4/2.0	2,262 (+2%)	8mo	$247,500	$109	56
52 Hayes Dr	0.57mi	4/3.0	2,312 (+4%)	12mo	$360,000	$156	53
103 Oak Hill Ave	0.73mi	4/2.5	1,997 (-10%)	0mo	$400,000	$200	46
281 W Heffner St	0.44mi	3/2.5 (-1)	1,912 (-14%)	8mo	$340,000	$178	42
34 Prospect St	0.66mi	3/2.0 (-1)	1,900 (-15%)	2mo	$495,000	$261	38
22 Elizabeth St	0.56mi	4/1.0	1,914 (-14%)	12mo	$313,000	$164	36

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.36×
• Total profit: $15,255
• Equity at exit: $22,365

10-year hold

• IRR: 17.1%
• Equity multiple: 2.29×
• Total profit: $54,265
• Equity at exit: $12,969

Cash invested: $42,000 (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 43015

• Rents YoY: 1.4%
• Active inventory: 502
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,497 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$444 /mo · $5,324/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $679

Break-even live

Break-even rent $1,636

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $764	-5% $722	+0% $679	+5% $637	+10% $595
Rent	-10% $482	-5% $581	+0% $679	+5% $778	+10% $877
Rate	-1.0pp $755	-0.5pp $718	base $679	+0.5pp $641	+1.0pp $601

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 N Washington St Delaware, OH	4.0	2.5	2372	$2,500	$1.05	45d	1	0.33mi
102 N Washington St Delaware, OH	4.0	2.5	2372	$2,300	$0.97	5d	1	0.33mi
440 Taylor Ave Delaware, OH	4.0	3.5	2574	$2,800	$1.09	5d	1	1.15mi
38 Sunbeam Ct Delaware, OH	3.0	2.5	2155	$2,850	$1.32	25d	1	1.42mi

Listing history 12 events

1. 2026-04-20
   listed $150,000 Active 1132-char remark

   Show marketing remark (1132 chars)

   ONLINE AUCTION, the RESERVE (Minimum Bid) is $150,000. The auction ends at 7:00 PM, Tuesday, May 20th, 2026. BUYERS MUST SIGN ACKNOWLEDGEMENT OF TERMS to bid. Step back in time and appreciate all the unique features this 4 BR, 2 BA, 2,229 sq ft brick home built in 1860 has to offer. What a tremendous opportunity to own a piece of history, in a lovely setting, walking distance to all the downtown Delaware restaurants and shops. Situated on a quiet, tree lined street, in the Historic NW neighborhood of Delaware, this beauty is ready for its next owner to update and enjoy all the wonderful craftsmanship and charming architectural details. A sweeping curved staircase and 11 ft ceilings greets you upon entering. After, you will find hardwood floors, exquisitely crafted fireplaces, built-in shelving, and an ornate, carved floor-to-ceiling Victorian ''pier'' mirror. A light filled enclosed side porch would make an incredible room for plants, a library, or home office. A spacious front porch, large backyard, and detached garage complete this gem. Bring your ideas and schedule a showing today! Agents see agt to agt remarks

2. 2004-04-19
   soldstatus $195,000
3. 2004-04-16
   soldstatus $195,000 270-char remark

   Show marketing remark (270 chars)

   WOW!! Awesome period brick in NW Delaware with wood floors, working transom windows, extraordinary pier mirror, sunny plant room, built ins, floating staircase, crown molding, stained glass, ceramic tile, some new drywall, park like backyard, etc. .. .Move in condition!

4. 2003-10-11
   listed $199,900 270-char remark

   Show marketing remark (270 chars)

   WOW!! Awesome period brick in NW Delaware with wood floors, working transom windows, extraordinary pier mirror, sunny plant room, built ins, floating staircase, crown molding, stained glass, ceramic tile, some new drywall, park like backyard, etc. .. .Move in condition!

5. 2003-09-30
   historical
6. 2003-03-27
   listed $209,950
7. 1999-10-18
   soldstatus $172,000
8. 1999-10-15
   soldstatus $172,000
9. 1999-07-23
   historical
10. 1999-03-31
    listed $179,900
11. 1997-10-22
    historical
12. 1997-07-12
    listed $182,500

ⓘ 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: $5,324 · $444/mo
• Projected year-2 tax: $5,324 · $444/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 (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 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: $29,958
• − Mortgage interest: −$8,402
• − Property taxes: −$5,324
• − Insurance: −$750
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$4,364
• Taxable income: $6,325
• Est. tax owed @ 24.0%: −$1,518
• After-tax cash flow: $6,635/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: Delaware City
• NCES district ID: 3904387
• Math proficiency: 47% ▼ -24.00%
• Reading proficiency: 63% ▼ -7.00%
• Median HH income: $55,434
• Composite: 47.39/100
• National rank: #2288
• State rank: #355 of 656 in OH

Livability — Delaware

• Score: 80/100
• State rank: #116
• US rank: #1717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delaware, OH
• County: Delaware County · 203,207 people
• City population: 61,401
• Metro: Columbus, OH
• Population (ZIP): 61,401
• Household income: $105,322
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 965.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 5% Black 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -398.47%
• Current HPI: 233.0634
• Rent YoY: ▲ 1.42%
• 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

-17.8% since first listed

12 events — show timeline

• 2026-04-20 Listed $150,000 CBRMLS
• 2004-04-19 Sold (Public Records) $195,000 Public Records
• 2004-04-16 Sold (MLS) $195,000 CBRMLS
• 2003-10-11 Listed $199,900 CBRMLS
• 2003-09-30 Listing Removed — CBRMLS
• 2003-03-27 Listed $209,950 CBRMLS
• 1999-10-18 Sold (Public Records) $172,000 Public Records
• 1999-10-15 Sold (MLS) $172,000 CBRMLS
• 1999-07-23 Listing Removed — CBRMLS
• 1999-03-31 Listed $179,900 CBRMLS
• 1997-10-22 Listing Removed — CBRMLS
• 1997-07-12 Listed $182,500 CBRMLS

Property tax history

+3.2%/yr

Latest (2025): $5,324 · +5.4% YoY. Source: county tax records.