631 Baughman St · Ansonia, OH 45303

$154,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 27 Days on market

Built 1967 0.37 ac lot Est $123k · 26% over

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Why this score? — see what drove the F 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).

• Appreciation +9.1/10.0
• Cash flow +6.7/30.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nestled on a beautiful lot just outside the heart of Ansonia, this inviting home offers the peaceful small town setting buyers have been searching for while still providing space, character, and functionality rarely found at this price point. From the moment you arrive, the multiple garage spaces, attached carport, and charming curb appeal create a property that feels both practical and full of potential. Inside, natural light fills the spacious kitchen featuring newer tile flooring, two separate pantries, and a large window over the sink overlooking the property. The oversized laundry room offers excellent additional storage and flexibility for a future mud room, hobby space, or everyday organization. The large living room showcases beautiful wood flooring, built in bookcases, and warm inviting character that immediately feels like home. The remodeled bathroom adds updated style while the oversized primary bedroom creates a private retreat of its own. A unique staircase leads to an upper 4th bedroom with knotty pine finishes, custom built-in pull out desk, and endless possibilities for a home office, library, study, gaming room, craft area, or personal gym. Two additional generously sized bedrooms are located on the opposite side of the home along with extra hall storage and closet space. Outside, the property continues to impress with a detached two car garage featuring a large loft above, an additional one car garage with loft storage, and plenty of room for vehicles, hobbies, workshops, outdoor equipment, or recreational space. The surrounding neighborhood is filled with attractive well kept homes and offers a quiet setting that feels tucked away from the busy pace of city life. Conveniently located within driving distance to Greenville, Versailles, Union City, and major routes connecting throughout Darke County, this property offers the opportunity to enjoy peaceful living while still staying connected to shopping, dining, schools, and everyday conveniences.

Key facts

• Attached carport
• Natural light
• Newer tile flooring

Tags

• MULTIPLE GARAGE SPACES
• ATTACHED CARPORT
• NATURAL LIGHT
• NEWER TILE FLOORING
• TWO SEPARATE PANTRIES
• LARGE WINDOW

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached heated and air-conditioned garage with storage; 3-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank on site; Sewer available; 220V outlet in garage
• Home design: Single-story design; Frame construction with aluminum siding and cedar accents; Residential zoning
• Construction: Frame construction with aluminum siding and cedar; Crawl space foundation
• Exterior features: Front porch; Patio; Storage areas; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen island; Pantry; Laminate counters
• Bedrooms: One bedroom on the second level (19 x 11); Two bedrooms on the main level (each 13 x 9)
• Flooring: Laminate flooring (where noted)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating (electric, individual); Window cooling units
• Interior features: Ceiling fan(s); Kitchen island; Laminate counters; Pantry; Walk-in closet(s); Double pane insulated vinyl windows
• Laundry & utility: Main-level laundry room (9 x 7); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (43.3% below list).
• Recommended offer: $88k (43.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#416 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Ansonia Local (rural): math 69% / reading 69% proficiency, ranked #170 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ansonia Elementary School (math 75% / reading 65%, grade A-, #380 of 1,584 statewide, top 25%, 471 students, 64% FRL); Ansonia Middle School (math 72% / reading 77%, grade A, #88 of 654 statewide, top 14%, 124 students, 0% FRL); Ansonia High School (math 44% / reading 74%, grade C+, #243 of 781 statewide, top 33%, 207 students, 0% FRL) — zoned schools average 21% FRL vs 45% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 27 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $39k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $155k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $87,846 (43.3% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.57% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $122,616
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Smith St	0.15mi	2/1.0	952 (+2%)	3mo	$135,000	$142	88
200 E High St	0.36mi	2/1.0	936 (0%)	4mo	$122,500	$131	80
500 Smith St	0.17mi	3/1.0 (+1)	1,000 (+7%)	9mo	$127,500	$128	68
211 N Pearl St	0.47mi	3/1.0 (+1)	1,008 (+8%)	7mo	$135,000	$134	54
400 E Cross	0.61mi	2/1.0	1,040 (+11%)	7mo	$131,700	$127	47

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

Projected returns pro-forma

8.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.16×
• Total profit: $50,356
• Equity at exit: $120,370

10-year hold

• IRR: 15.0%
• Equity multiple: 4.64×
• Total profit: $157,933
• Equity at exit: $241,545

Cash invested: $43,372 (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 45303

• Home prices YoY: 3.6%
• Active inventory: 4
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-250

Break-even live

Break-even rent $1,195

Max offer price $110,754

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-206	+0% $-250	+5% $-294	+10% $-338
Rent	-10% $-319	-5% $-285	+0% $-250	+5% $-215	+10% $-181
Rate	-1.0pp $-172	-0.5pp $-211	base $-250	+0.5pp $-290	+1.0pp $-331

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $154,900 Active 27 DOM
2. 2026-06-21
   days on market $154,900 Active 26 DOM
3. 2026-06-21
   days on market $154,900 Active 25 DOM
4. 2026-06-18
   days on market $154,900 Active 23 DOM
5. 2026-06-17
   days on market $154,900 Active 22 DOM
6. 2026-06-16
   days on market $154,900 Active 21 DOM
7. 2026-06-15
   days on market $154,900 Active 20 DOM
8. 2026-06-13
   days on market $154,900 Active 18 DOM
9. 2026-06-12
   pricedays on market $154,900 Active 17 DOM
10. 2026-06-09
    days on market $169,900 Active 14 DOM
11. 2026-06-08
    days on market $169,900 Active 13 DOM
12. 2026-06-07
    pricedays on market $169,900 Active 12 DOM
13. 2026-06-05
    days on market $179,900 Active 10 DOM
14. 2026-06-04
    days on market $179,900 Active 8 DOM
15. 2026-06-02
    days on market $179,900 Active 7 DOM
16. 2026-06-01
    days on market $179,900 Active 6 DOM
17. 2026-05-31
    days on market $179,900 Active 5 DOM
18. 2026-05-31
    price $179,900 Active 4 DOM
19. 2026-05-25
    listed $194,000 Active

    Show marketing remark (1997 chars)

    Nestled on a beautiful lot just outside the heart of Ansonia, this inviting home offers the peaceful small town setting buyers have been searching for while still providing space, character, and functionality rarely found at this price point. From the moment you arrive, the multiple garage spaces, attached carport, and charming curb appeal create a property that feels both practical and full of potential. Inside, natural light fills the spacious kitchen featuring newer tile flooring, two separate pantries, and a large window over the sink overlooking the property. The oversized laundry room offers excellent additional storage and flexibility for a future mud room, hobby space, or everyday organization. The large living room showcases beautiful wood flooring, built in bookcases, and warm inviting character that immediately feels like home. The remodeled bathroom adds updated style while the oversized primary bedroom creates a private retreat of its own. A unique staircase leads to an upper 4th bedroom with knotty pine finishes, custom built-in pull out desk, and endless possibilities for a home office, library, study, gaming room, craft area, or personal gym. Two additional generously sized bedrooms are located on the opposite side of the home along with extra hall storage and closet space. Outside, the property continues to impress with a detached two car garage featuring a large loft above, an additional one car garage with loft storage, and plenty of room for vehicles, hobbies, workshops, outdoor equipment, or recreational space. The surrounding neighborhood is filled with attractive well kept homes and offers a quiet setting that feels tucked away from the busy pace of city life. Conveniently located within driving distance to Greenville, Versailles, Union City, and major routes connecting throughout Darke County, this property offers the opportunity to enjoy peaceful living while still staying connected to shopping, dining, schools, and everyday conveniences.

20. 2026-05-25
    listed $194,000 Active 1997-char remark

    Show marketing remark (1997 chars)

    Nestled on a beautiful lot just outside the heart of Ansonia, this inviting home offers the peaceful small town setting buyers have been searching for while still providing space, character, and functionality rarely found at this price point. From the moment you arrive, the multiple garage spaces, attached carport, and charming curb appeal create a property that feels both practical and full of potential. Inside, natural light fills the spacious kitchen featuring newer tile flooring, two separate pantries, and a large window over the sink overlooking the property. The oversized laundry room offers excellent additional storage and flexibility for a future mud room, hobby space, or everyday organization. The large living room showcases beautiful wood flooring, built in bookcases, and warm inviting character that immediately feels like home. The remodeled bathroom adds updated style while the oversized primary bedroom creates a private retreat of its own. A unique staircase leads to an upper 4th bedroom with knotty pine finishes, custom built-in pull out desk, and endless possibilities for a home office, library, study, gaming room, craft area, or personal gym. Two additional generously sized bedrooms are located on the opposite side of the home along with extra hall storage and closet space. Outside, the property continues to impress with a detached two car garage featuring a large loft above, an additional one car garage with loft storage, and plenty of room for vehicles, hobbies, workshops, outdoor equipment, or recreational space. The surrounding neighborhood is filled with attractive well kept homes and offers a quiet setting that feels tucked away from the busy pace of city life. Conveniently located within driving distance to Greenville, Versailles, Union City, and major routes connecting throughout Darke County, this property offers the opportunity to enjoy peaceful living while still staying connected to shopping, dining, schools, and everyday conveniences.

21. 2015-01-16
    soldstatus $53,100
22. 2015-01-14
    soldstatus $53,000 Closed 542-char remark

    Show marketing remark (542 chars)

    Don't be fooled! This home is surprisingly spacious with storage galore. This 1 story home rests on a deep lot, has 2 bedrooms; living room with built in bookshelves and storage closet; an eat in kitchen packed with cabinets, 2 large pantries and a built in corner cabinet. A possible 3rd bedroom, office, or den in finished room above garage with built in drawers and desk. For additional storage and parking there are 2 large out buildings with lofts and work benches. Floored attic offers additional storage. The roof was replaced in 2012.

23. 2015-01-14
    soldstatus $53,000 542-char remark

    Show marketing remark (542 chars)

    Don't be fooled! This home is surprisingly spacious with storage galore. This 1 story home rests on a deep lot, has 2 bedrooms; living room with built in bookshelves and storage closet; an eat in kitchen packed with cabinets, 2 large pantries and a built in corner cabinet. A possible 3rd bedroom, office, or den in finished room above garage with built in drawers and desk. For additional storage and parking there are 2 large out buildings with lofts and work benches. Floored attic offers additional storage. The roof was replaced in 2012.

24. 2015-01-14
    soldstatus $53,000

    Show marketing remark (542 chars)

    Don't be fooled! This home is surprisingly spacious with storage galore. This 1 story home rests on a deep lot, has 2 bedrooms; living room with built in bookshelves and storage closet; an eat in kitchen packed with cabinets, 2 large pantries and a built in corner cabinet. A possible 3rd bedroom, office, or den in finished room above garage with built in drawers and desk. For additional storage and parking there are 2 large out buildings with lofts and work benches. Floored attic offers additional storage. The roof was replaced in 2012.

25. 2014-10-06
    listed $54,900 542-char remark

    Show marketing remark (542 chars)

    Don't be fooled! This home is surprisingly spacious with storage galore. This 1 story home rests on a deep lot, has 2 bedrooms; living room with built in bookshelves and storage closet; an eat in kitchen packed with cabinets, 2 large pantries and a built in corner cabinet. A possible 3rd bedroom, office, or den in finished room above garage with built in drawers and desk. For additional storage and parking there are 2 large out buildings with lofts and work benches. Floored attic offers additional storage. The roof was replaced in 2012.

26. 2014-10-06
    listed $54,900

    Show marketing remark (542 chars)

    Don't be fooled! This home is surprisingly spacious with storage galore. This 1 story home rests on a deep lot, has 2 bedrooms; living room with built in bookshelves and storage closet; an eat in kitchen packed with cabinets, 2 large pantries and a built in corner cabinet. A possible 3rd bedroom, office, or den in finished room above garage with built in drawers and desk. For additional storage and parking there are 2 large out buildings with lofts and work benches. Floored attic offers additional storage. The roof was replaced in 2012.

27. 1992-06-25
    soldstatus $55,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$806/yr (+$67/mo · 100.2%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,542
• − Mortgage interest: −$8,677
• − Property taxes: −$804
• − Insurance: −$774
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$4,506
• Taxable loss: −$5,907
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $-1,581/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: Ansonia Local
• NCES district ID: 3904662
• Math proficiency: 69% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $44,736
• Composite: 58.04/100
• National rank: #1034
• State rank: #170 of 656 in OH

Livability — Ansonia

• Score: 71/100
• State rank: #416
• US rank: #6854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonia, OH
• County: Darke · 50,606 people
• Population (ZIP): 2,169
• Household income: $54,669
• Rent vs Own: 23.0% rent · 77.0% own

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 1% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.25%
• Current HPI: 236.5453
• 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

+252.7% since first listed

9 events — show timeline

• 2026-05-25 Listed $194,000 WRIST
• 2026-05-25 Listed $194,000 Dayton MLS
• 2015-01-16 Sold (Public Records) $53,100 Public Records
• 2015-01-14 Sold (MLS) $53,000 WRIST
• 2015-01-14 Sold (MLS) $53,000 Dayton MLS
• 2015-01-14 Sold (MLS) $53,000 Dayton MLS
• 2014-10-06 Listed $54,900 WRIST
• 2014-10-06 Listed $54,900 Dayton MLS
• 1992-06-25 Sold (Public Records) $55,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $804 · -0.1% YoY. Source: county tax records.