9819 State Route 249 · Bryan, OH 43520

$126,500

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 115 Days on market

Built 1900 0.68 ac lot

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable l.5 story country home choice! Newer: roof shingles, furnace, water heater, vinyl siding & most windows replaced, newer laminate flooring in kitchen & dining and kitchen ceiling fan replaced. Formal dining room, eat-in kitchen w/appliances. Kitchen and dining floor joists recently replaced. Laundry has built-in storage cabinetry. Knotty pine enclosed front porch. Few mature trees and extra deep 300' lot. Shared driveway. Note: Seller says crawl space depth minimal. Water turned off during winter until Spring. Seller had water lines drained and winterized.

Key facts

• Laminate flooring
• Water heater
• Roof shingles

Tags

• ROOF SHINGLES
• FURNACE
• WATER HEATER
• VINYL SIDING
• WINDOWS REPLACED
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $108k (14.5% below list).
• Recommended offer: $108k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.1% in Bryan — 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 78/100 on livability (#170 in OH, #2,623 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Central Local (rural): math 66% / reading 66% proficiency, ranked #195 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($875 loan paydown + $4k appreciation (3.0% local appreciation)).
• Defiance County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $40k; list at $126k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,205 (14.5% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.60×
• Total profit: $21,392
• Equity at exit: $56,880

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $67,396
• Equity at exit: $87,659

Cash invested: $35,420 (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 43520

• Active inventory: 1
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$663
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $97

Break-even live

Break-even rent $959

Max offer price $126,500

Occupancy floor 86%

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $126,500 Active 115 DOM
2. 2026-06-17
   days on market $126,500 Active 114 DOM
3. 2026-06-16
   days on market $126,500 Active 113 DOM
4. 2026-06-15
   days on market $126,500 Active 112 DOM
5. 2026-06-13
   days on market $126,500 Active 110 DOM
6. 2026-06-12
   days on market $126,500 Active 109 DOM
7. 2026-06-09
   days on market $126,500 Active 106 DOM
8. 2026-06-08
   days on market $126,500 Active 105 DOM
9. 2026-06-08
   days on market $126,500 Active 104 DOM
10. 2026-06-05
    days on market $126,500 Active 102 DOM
11. 2026-06-04
    days on market $126,500 Active 100 DOM
12. 2026-06-02
    days on market $126,500 Active 99 DOM
13. 2026-06-01
    days on market $126,500 Active 98 DOM
14. 2026-05-31
    days on market $126,500 Active 97 DOM
15. 2026-02-21
    listed $126,500 Active 588-char remark

    Show marketing remark (588 chars)

    Affordable l.5 story country home choice! Newer: roof shingles, furnace, water heater, vinyl siding & most windows replaced, newer laminate flooring in kitchen & dining and kitchen ceiling fan replaced. Formal dining room, eat-in kitchen w/appliances. Kitchen and dining floor joists recently replaced. Laundry has built-in storage cabinetry. Knotty pine enclosed front porch. Few mature trees and extra deep 300' lot. Shared driveway. Note: Seller says crawl space depth minimal. Water turned off during winter until Spring. Seller had water lines drained and winterized.

16. 2025-11-05
    historical
17. 2025-08-04
    price $126,000
18. 2025-05-15
    listed $129,900 Active
19. 2024-10-30
    historical
20. 2024-08-06
    listed $115,000 Active
21. 2024-08-05
    historical
22. 2004-11-09
    soldstatus $40,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,234 · $103/mo
• Expected delta: +$739/yr (+$62/mo · 149.3%)

ⓘ 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 ≥100°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: $12,985
• − Mortgage interest: −$7,086
• − Property taxes: −$495
• − Insurance: −$632
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$3,680
• Taxable loss: −$986
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,407/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: Central Local
• NCES district ID: 3904671
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $52,402
• Composite: 56.29/100
• National rank: #1169
• State rank: #195 of 656 in OH

Livability — Bryan

• Score: 78/100
• State rank: #170
• US rank: #2623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Defiance · 37,898 people
• City population: 14,691
• Population (ZIP): 23
• Rent vs Own: 0.0% rent · 100.0% own

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+216.2% since first listed

8 events — show timeline

• 2026-02-21 Listed $126,500 NORIS
• 2025-11-05 Listing Removed — NORIS
• 2025-08-04 Price Changed $126,000 NORIS
• 2025-05-15 Listed $129,900 NORIS
• 2024-10-30 Listing Removed — NORIS
• 2024-08-06 Listed $115,000 NORIS
• 2024-08-05 Coming Soon — NORIS
• 2004-11-09 Sold (Public Records) $40,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $495 · +11.5% YoY. Source: county tax records.