412 E Butler St · Bryan, OH 43506

$99,900

3 bd · 1.5 ba · 1,498 sqft · SingleFamily public records · 15 Days on market

Built 1920 5,009 sqft lot Est $180k · 44% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property needs some TLC, but has great potential. There is a spacious entry with an impressive Open stairway, park across the street and close to downtown. The roof is approximately 4 years old and the furnace and hot water heater are approximately 2 years old There is a small room on the second floor that could be a 4th bedroom, computer area or used as a large closet. The fence along the driveway belongs to the neighboring property

Key facts

• Open stairway
• Close to downtown
• 5,009 sq ft lot

Tags

• OPEN STAIRWAY
• PARK ACROSS THE STREET
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Property type: Residential single-family; Lot on a city street with asphalt road frontage
• HOA & community: Community features include curbs, park, playground, and sidewalks

Exterior

• Parking: 1 garage space; Driveway; Gravel parking areas; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Natural gas connected; Fiber available; Internet available
• Home design: Single-family residence (house); Two levels / two stories; Not attached to other structures; No common walls
• Construction: Frame construction with wood siding; Block foundation; Block, unfinished basement
• Exterior features: Deck; Enclosed porch; Front porch; Rear porch; Partial chain link fencing; Garage(s) as additional structure; Shingle roof

Interior

• Kitchen: Electric cooktop; Electric oven; Wall oven; Range hood; Refrigerator; Water heater
• Bedrooms: Upstairs bedrooms (two bedrooms on the upper level)
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Forced air heating
• Interior features: Entrance foyer; Screens on windows; Storm door(s)
• Laundry & utility: Laundry in basement; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Bryan City (town): math 60% / reading 65% proficiency, ranked #266 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bryan Elementary (math 63% / reading 63%, grade B, #573 of 1,584 statewide, top 37%, 884 students, 31% FRL); Bryan Middle School/High School (math 57% / reading 66%, grade B-, #231 of 781 statewide, top 30%, 936 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Williams County population projected at -14% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $5.94M (98%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $100k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.26% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $179,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 N Williams St	0.32mi	3/2.0	1,458 (-3%)	2mo	$175,000	$120	77
509 S Lynn St	0.39mi	2/1.0 (-1)	1,524 (+2%)	5mo	$73,500	$48	68
321 N Cherry St	0.35mi	3/1.5	1,370 (-8%)	4mo	$72,100	$53	66
615 S Portland St	0.57mi	3/1.5	1,404 (-6%)	5mo	$225,000	$160	59
724 S Main St	0.53mi	4/1.0 (+1)	1,437 (-4%)	4mo	$70,000	$49	58
316 E Mulberry St	0.28mi	3/2.0	1,296 (-14%)	7mo	$140,000	$108	57
542 S Beech St	0.50mi	3/2.0	1,316 (-12%)	2mo	$145,000	$110	53
1114 Bavarian Ln	0.64mi	3/2.0	1,360 (-9%)	1mo	$187,000	$138	52
411 E Hamilton St	0.49mi	4/2.0 (+1)	1,335 (-11%)	7mo	$166,000	$124	46
317 W Perry St	0.59mi	3/1.5	1,316 (-12%)	8mo	$199,050	$151	46
917 S Walnut St	0.63mi	3/2.0	1,348 (-10%)	8mo	$309,000	$229	46
323 E South St	0.64mi	2/1.0 (-1)	1,314 (-12%)	2mo	$139,900	$106	41

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,123
• Equity at exit: $14,895

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $27,642
• Equity at exit: $8,638

Cash invested: $27,972 (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 43506

• Home prices YoY: -21.1%
• Active inventory: 64
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $303

Break-even live

Break-even rent $877

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $359	-5% $331	+0% $303	+5% $275	+10% $246
Rent	-10% $203	-5% $253	+0% $303	+5% $353	+10% $402
Rate	-1.0pp $353	-0.5pp $328	base $303	+0.5pp $277	+1.0pp $251

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $99,900 Active 15 DOM
2. 2026-06-18
   days on market $99,900 Active 13 DOM
3. 2026-06-17
   days on market $99,900 Active 12 DOM
4. 2026-06-16
   days on market $99,900 Active 11 DOM
5. 2026-06-15
   days on market $99,900 Active 10 DOM
6. 2026-06-13
   days on market $99,900 Active 8 DOM
7. 2026-06-12
   days on market $99,900 Active 7 DOM
8. 2026-06-09
   days on market $99,900 Active 4 DOM
9. 2026-06-08
   days on market $99,900 Active 3 DOM
10. 2026-06-07
    days on market $99,900 Active 2 DOM
11. 2026-06-07
    remarks 448-char remark
12. 2026-06-07
    listed $99,900 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: $1,525 · $127/mo
• Projected year-2 tax: $1,542 · $128/mo
• Expected delta: +$17/yr (+$1/mo · 1.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,121
• − Mortgage interest: −$5,596
• − Property taxes: −$1,525
• − Insurance: −$500
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,906
• Taxable income: $2,175
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $3,113/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: Bryan City
• NCES district ID: 3904367
• Math proficiency: 60% ▼ -8.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $41,709
• Composite: 52.34/100
• National rank: #1587
• State rank: #266 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

• Census place: Bryan, OH
• County: Williams · 37,585 people
• City population: 14,691
• Population (ZIP): 14,691
• Household income: $60,705
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 3.6

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.45%
• Current HPI: 211.2824
• 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

+76.8% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $99,900 NORIS
• 2026-06-04 Listed $6,042,026 NORIS
• 2014-11-10 Listing Removed — NORIS
• 2014-05-03 Listed $79,900 NORIS
• 1994-08-29 Sold (Public Records) $56,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,525 · +0.0% YoY. Source: county tax records.