None · Apple Creek, OH 44606

$210,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 10 Days on market

Built 2006 9,583 sqft lot Est $312k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +8.5/10.0
• Schools +5.7/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 3-bedroom, 2-full-bath modular home is conveniently located in the heart of town. This attractive property features beautiful landscaping, an oversized garage with plenty of space for vehicles, storage, or a workshop, and a garden shed for additional storage. Enjoy the nicely landscaped yard with established plantings and outdoor space perfect for relaxing or gardening. The central location provides easy access to local amenities while offering the comfort and convenience of a well-cared-for home. Features: 3 bedrooms 2 full bathrooms Oversized garage Garden shed Beautiful, mature landscaping In-town location

Key facts

• Landscaping
• Central location
• Outdoor space

Tags

• LANDSCAPING
• GARDEN SHED
• OUTDOOR SPACE
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.5% below list).
• Recommended offer: $169k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#774 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Southeast Local (rural): math 67% / reading 67% proficiency, ranked #181 of 656 in OH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (7.1% local appreciation)).
• Wayne County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $169,059 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 0.81% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $312,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Apple Ridge Dr	0.38mi	3/2.0	1,676 (-0%)	11mo	$312,000	$186	73
37 High St	0.12mi	4/2.0 (+1)	1,584 (-6%)	21mo	$218,000	$138	63
128 Apple Ridge Dr	0.37mi	3/2.0	1,600 (-5%)	19mo	$285,000	$178	59
111 Apple Ridge Dr	0.34mi	3/3.0	1,572 (-6%)	20mo	$351,750	$224	53
136 Spring Run Dr	0.56mi	3/2.5	1,835 (+9%)	5mo	$319,900	$174	52
288 Spring Run Dr	0.62mi	4/3.5 (+1)	1,629 (-3%)	24mo	$380,000	$233	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.25×
• Total profit: $73,403
• Equity at exit: $146,673

10-year hold

• IRR: 17.0%
• Equity multiple: 4.64×
• Total profit: $213,903
• Equity at exit: $279,658

Cash invested: $58,800 (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 44606

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-15

Break-even live

Break-even rent $1,710

Max offer price $207,305

Occupancy floor 96%

Sensitivity live

Price	-10% $104	-5% $44	+0% $-15	+5% $-75	+10% $-134
Rent	-10% $-149	-5% $-82	+0% $-15	+5% $52	+10% $118
Rate	-1.0pp $91	-0.5pp $38	base $-15	+0.5pp $-70	+1.0pp $-125

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $210,000 Active 10 DOM
2. 2026-06-17
   days on market $210,000 Active 9 DOM
3. 2026-06-16
   days on market $210,000 Active 8 DOM
4. 2026-06-15
   days on market $210,000 Active 7 DOM
5. 2026-06-14
   days on market $210,000 Active 5 DOM
6. 2026-06-13
   days on market $210,000 Active 4 DOM
7. 2026-06-10
   days on market $210,000 Active 2 DOM
8. 2026-06-09
   remarks 631-char remark
9. 2026-06-09
   listed $210,000 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: $1,945 · $162/mo
• Projected year-2 tax: $2,610 · $218/mo
• Expected delta: +$666/yr (+$55/mo · 34.2%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,287
• − Mortgage interest: −$11,763
• − Property taxes: −$1,945
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$6,109
• Taxable loss: −$3,826
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $735/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: Southeast Local
• NCES district ID: 3905058
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $52,569
• Composite: 57.13/100
• National rank: #1100
• State rank: #181 of 656 in OH

Livability — Apple Creek

• Score: 64/100
• State rank: #774
• US rank: #14034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apple Creek, OH
• County: Wayne · 117,095 people
• Population (ZIP): 7,883
• Household income: $72,754
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 1.4

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Polish 14% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 49% English-only · German/W. Germanic 49% Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.08%
• Current HPI: 303.9706
• 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

1 event — show timeline

• 2026-06-08 Listed $210,000 MLSNOW

Property tax history

+3.3%/yr

Latest (2025): $1,945 · -2.2% YoY. Source: county tax records.