234 Rosie Ave · Pataskala, OH 43062

$99,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 104 Days on market

Built 2006 Fair condition $82/sqft · 17% above area Est $85k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2 full bath, large corner lot located in the desirable Summit Estates community. Offering comfort, convenience, and affordability, this home is perfect for anyone looking for easy living in a welcoming neighborhood.

Key facts

• Built 2006
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.3% in Pataskala — 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 76/100 on livability (#226 in OH, #3,534 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• Licking Heights Local (rural): math 37% / reading 50% proficiency, ranked #493 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 159 units permitted in Licking 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 2.32% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.90%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (median comp): $85,135
• List price: $99,900
• Delta: 17.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Michael Rd	0.09mi	3/2.0	1,216 (0%)	9mo	$53,900	$44	88
211 Rona Blvd	0.16mi	3/2.0	1,216 (0%)	6mo	$55,000	$45	87
226 Rosie Ave	0.05mi	3/2.0	1,188 (-2%)	9mo	$40,000	$34	86
209 Rona Blvd	0.17mi	3/2.0	1,188 (-2%)	5mo	$105,000	$88	84
239 Rosie Ave SW	0.03mi	2/2.0 (-1)	1,134 (-7%)	1mo	$95,000	$84	82
608 Randall Rd	0.13mi	3/2.0	1,216 (0%)	18mo	$50,000	$41	79
112 Richard Dr	0.11mi	3/2.0	1,248 (+3%)	19mo	$125,000	$100	74
201 Rona Blvd	0.20mi	3/2.0	1,295 (+6%)	8mo	$98,500	$76	73
215 Rona Blvd	0.14mi	3/2.0	1,296 (+7%)	13mo	$45,500	$35	72
242 Rosie Ave	0.04mi	2/2.0 (-1)	1,350 (+11%)	14mo	$132,400	$98	64
111 Richard Dr	0.09mi	3/2.0	1,039 (-15%)	21mo	$90,000	$87	54
13545 Cleveland Rd SW	0.34mi	4/2.0 (+1)	1,368 (+12%)	16mo	$255,000	$186	45

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: 46.5%
• Equity multiple: 3.02×
• Total profit: $56,445
• Equity at exit: $14,895

10-year hold

• IRR: 52.2%
• Equity multiple: 6.10×
• Total profit: $142,776
• 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 43062

• Active inventory: 160
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,140

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 46%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Monarch Dr Pataskala, OH	3.0	2.0	1328	$2,186	$1.65	23d	1	0.85mi

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 104 DOM
2. 2026-06-17
   days on market $99,900 Active 103 DOM
3. 2026-06-16
   days on market $99,900 Active 102 DOM
4. 2026-06-15
   days on market $99,900 Active 101 DOM
5. 2026-06-13
   days on market $99,900 Active 99 DOM
6. 2026-06-13
   days on market $99,900 Active 98 DOM
7. 2026-06-09
   days on market $99,900 Active 95 DOM
8. 2026-06-08
   days on market $99,900 Active 94 DOM
9. 2026-06-07
   days on market $99,900 Active 93 DOM
10. 2026-06-03
    days on market $99,900 Active 89 DOM
11. 2026-06-02
    days on market $99,900 Active 88 DOM
12. 2026-06-01
    days on market $99,900 Active 87 DOM
13. 2026-05-31
    days on market $99,900 Active 86 DOM
14. 2026-03-06
    listed $99,900 Active 270-char remark

    Show marketing remark (270 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2 full bath, large corner lot located in the desirable Summit Estates community. Offering comfort, convenience, and affordability, this home is perfect for anyone looking for easy living in a welcoming neighborhood.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $27,801
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$2,906
• Taxable income: $12,853
• Est. tax owed @ 24.0%: −$3,085
• After-tax cash flow: $10,594/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its exterior, interior, and landscaping, significantly enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major concrete slab — Worn and uneven
• Major interior walls — Painted walls show significant wear

Value-add opportunities

• Both repair exterior siding — Enhances curb appeal and property value
• Both repair concrete slab — Stabilizes the foundation and improves usability
• Both paint interior walls — Fresh paint improves aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
concrete slab · Worn and uneven	Major	$15,000–50,000
interior walls · Painted walls show significant wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair exterior siding — Enhances curb appeal and property value ↑
• Both repair concrete slab — Stabilizes the foundation and improves usability ↑
• Both paint interior walls — Fresh paint improves aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Licking Heights Local
• NCES district ID: 3904800
• Math proficiency: 37% ▼ -27.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $68,105
• Composite: 39.08/100
• National rank: #4050
• State rank: #493 of 656 in OH

Livability — Pataskala

• Score: 76/100
• State rank: #226
• US rank: #3534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pataskala, OH
• County: Licking County · 109,194 people
• City population: 32,037
• Metro: Columbus, OH
• Population (ZIP): 32,037
• Household income: $105,968
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 316.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 8% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 9% · India, Canada
• Languages at home: 88% English-only · Other Indo-European 7% Spanish 2% Arabic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -255.15%
• Current HPI: 236.5135
• Rent YoY: —
• 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

1 event — show timeline

• 2026-03-06 Listed $99,900 CBRMLS