230 State St · Bettsville, OH 44815

$144,900

4 bd · 1.5 ba · 1,632 sqft · SingleFamily public records · 278 Days on market

Built 1891 9,104 sqft lot $89/sqft · 9% below area Est $160k · 9% 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).

• Cash flow +15.4/30.0
• ARV discount +11.7/15.0
• Appreciation +7.4/10.0
• Schools +5.8/10.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

Key facts

• Victorian home
• Front porch
• Formal foyer

Tags

• VICTORIAN HOME
• FRONT PORCH
• FORMAL FOYER
• OPEN GRAND STAIRCASE
• STUNNING WOODWORK
• BAY WINDOW

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $56 ($677/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 $122k (15.8% below list).
• Recommended offer: $122k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#458 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Old Fort Local (rural): math 72% / reading 64% proficiency, ranked #167 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.8% local appreciation)).
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 278 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,954 (15.8% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — 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 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (median comp): $159,716
• List price: $144,900
• Delta: -9.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 David St	0.22mi	3/1.5 (-1)	1,664 (+2%)	9mo	$250,000	$150	74
311 Sullivan St	0.29mi	3/2.0 (-1)	1,644 (+1%)	10mo	$95,000	$58	70
309 Union St	0.08mi	3/1.0 (-1)	1,532 (-6%)	22mo	$154,500	$101	61
203 Washington St	0.19mi	3/1.5 (-1)	1,395 (-14%)	5mo	$115,000	$82	58
400 David St	0.16mi	4/2.0	1,856 (+14%)	14mo	$170,000	$92	56
311 Monroe St	0.45mi	3/2.0 (-1)	1,596 (-2%)	22mo	$160,000	$100	50
2892 Co Rd 1	0.52mi	4/1.5	1,843 (+13%)	12mo	$220,000	$119	44
319 Monroe St	0.48mi	3/2.5 (-1)	1,820 (+12%)	9mo	$248,000	$136	42

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

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.88×
• Total profit: $35,723
• Equity at exit: $80,805

10-year hold

• IRR: 14.7%
• Equity multiple: 3.60×
• Total profit: $105,427
• Equity at exit: $138,388

Cash invested: $40,572 (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 44815

• Home prices YoY: 2.5%
• Active inventory: 2
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $56

Break-even live

Break-even rent $1,148

Max offer price $144,900

Occupancy floor 90%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $144,900 Active 278 DOM
2. 2026-06-18
   days on market $144,900 Active 277 DOM
3. 2026-06-17
   days on market $144,900 Active 276 DOM
4. 2026-06-16
   days on market $144,900 Active 275 DOM
5. 2026-06-15
   days on market $144,900 Active 274 DOM
6. 2026-06-14
   days on market $144,900 Active 272 DOM
7. 2026-06-12
   days on market $144,900 Active 271 DOM
8. 2026-06-09
   days on market $144,900 Active 268 DOM
9. 2026-06-08
   days on market $144,900 Active 267 DOM
10. 2026-06-07
    days on market $144,900 Active 266 DOM
11. 2026-06-05
    days on market $144,900 Active 264 DOM
12. 2026-06-03
    days on market $144,900 Active 262 DOM
13. 2026-06-02
    days on market $144,900 Active 261 DOM
14. 2026-06-01
    days on market $144,900 Active 260 DOM
15. 2026-05-31
    days on market $144,900 Active 259 DOM
16. 2026-05-30
    days on market $144,900 Active 258 DOM
17. 2026-05-09
    historical Active Under Contract 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

18. 2026-05-09
    historical Contingent 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

19. 2026-04-02
    price $144,900 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

20. 2026-04-02
    price $144,900 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

21. 2025-11-06
    price $146,900 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

22. 2025-11-06
    price $146,900 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

23. 2025-09-15
    listed $149,900 Active 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

24. 2025-09-14
    listed $149,900 Active 489-char remark

    Show marketing remark (489 chars)

    Step into this charming 1891 Victorian home that boasts 4 cozy bedrooms and 2 baths, perfect for family living. The inviting front porch welcomes you, leading to a formal foyer with an impressive open grand staircase. Inside, you'll find stunning woodwork and a lovely bay window with seating, adding character and comfort. With a cupola for extra charm and a shed for storage, this home offers both style and practicality. Plus, enjoy the convenience of alley access and a prime location!

25. 2025-09-13
    historical
26. 2025-06-20
    price $149,900
27. 2025-06-20
    price $149,900
28. 2025-04-23
    price $157,900
29. 2025-04-23
    price $157,900
30. 2025-03-22
    status Active
31. 2025-03-11
    historical Contingent
32. 2025-02-01
    price $159,900
33. 2025-02-01
    price $159,900
34. 2025-01-17
    listed $169,900 Active
35. 2022-06-30
    historical
36. 2022-03-14
    status Active
37. 2022-02-17
    status Pending
38. 2022-01-08
    listed $129,900 Active
39. 2021-12-31
    historical
40. 2021-11-15
    listed $129,900 Active

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$610/yr (+$51/mo · 58.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,634
• − Mortgage interest: −$8,117
• − Property taxes: −$1,041
• − Insurance: −$724
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,215
• Taxable loss: −$1,804
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,110/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: Old Fort Local
• NCES district ID: 3910021
• Math proficiency: 72% ▼ -3.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $53,919
• Composite: 58.13/100
• National rank: #1029
• State rank: #167 of 656 in OH

Livability — Bettsville

• Score: 70/100
• State rank: #458
• US rank: #7571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bettsville, OH
• County: Seneca · 70,739 people
• City population: 762
• Population (ZIP): 762
• Household income: $62,794
• Rent vs Own: 19.5% rent · 80.5% own

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 15% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.85%
• Current HPI: 197.5449
• 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

+11.5% since first listed

24 events — show timeline

• 2026-05-09 Contingent — FAOR
• 2026-05-09 Contingent — NORIS
• 2026-04-02 Price Changed $144,900 FAOR
• 2026-04-02 Price Changed $144,900 NORIS
• 2025-11-06 Price Changed $146,900 FAOR
• 2025-11-06 Price Changed $146,900 NORIS
• 2025-09-15 Listed $149,900 FAOR
• 2025-09-14 Listed $149,900 NORIS
• 2025-09-13 Listing Removed — NORIS
• 2025-06-20 Price Changed $149,900 FAOR
• 2025-06-20 Price Changed $149,900 NORIS
• 2025-04-23 Price Changed $157,900 FAOR
• 2025-04-23 Price Changed $157,900 NORIS
• 2025-03-22 Relisted — NORIS
• 2025-03-11 Contingent — NORIS
• 2025-02-01 Price Changed $159,900 FAOR
• 2025-02-01 Price Changed $159,900 NORIS
• 2025-01-17 Listed $169,900 NORIS
• 2022-06-30 Listing Removed — NORIS
• 2022-03-14 Relisted — NORIS
• 2022-02-17 Pending — NORIS
• 2022-01-08 Listed $129,900 NORIS
• 2021-12-31 Listing Removed — NORIS
• 2021-11-15 Listed $129,900 NORIS

Property tax history

+4.6%/yr

Latest (2025): $1,041 · +0.7% YoY. Source: county tax records.