806 N High St · Lancaster, OH 43130

$220,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 13 Days on market

Built 1900 6,534 sqft lot $157/sqft · 6% below area Est $234k · 6% under

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +10.2/15.0
• Livability +4.3/5.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Lancaster! This 3-bedroom, 1-bath home needs some TLC but has plenty of potential for the right buyer. Located just minutes from Downtown Lancaster's shops, restaurants, and the Ohio Glass Museum, plus quick access to Kroger, ALDI, and Rising Park, the location is spot-on. With easy access to US-22 for a smooth commute to Columbus, this property is a great value-add opportunity whether you're looking to flip for profit or hold as a rental in a strong local market. With solid bones and a growing demand for rentals, this one?s perfect for investors ready to bring it back to life.

Key facts

• Oversized windows
• 6,534 sq ft lot
• 2 garage spots

Tags

• PLUSH BRAND-NEW CARPET
• VIBRANT NEW LANDSCAPING
• INTRICATE VINTAGE TRIM WORK
• OVERSIZED WINDOWS
• GENEROUSLY SIZED YARD
• MINUTES TO RISING PARK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Block and slab foundation
• Exterior features: Deck

Interior

• Bedrooms: One main-level bedroom
• Flooring: Carpet flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial basement; Approximately 1,400 total living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (17.9% below list).
• Recommended offer: $181k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Lancaster — 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 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Lancaster City (town): math 38% / reading 51% proficiency, ranked #504 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Pleasant Elementary School (math 41% / reading 49%, grade D-, #984 of 1,584 statewide, top 62%, 504 students, 59% FRL); Thomas Ewing Junior High School (math 34% / reading 49%, grade F, #503 of 654 statewide, top 77%, 705 students, 58% FRL); Lancaster High School (math 35% / reading 65%, grade D+, #384 of 781 statewide, top 49%, 1,848 students, 53% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 201 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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.
• Current owner paid $90k; list at $220k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,665 (17.9% 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 1900 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (median comp): $234,153
• List price: $220,000
• Delta: -6.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 E Allen St	0.18mi	3/1.5	1,433 (+2%)	1mo	$355,000	$248	85
717 N High St	0.13mi	3/2.0	1,224 (-13%)	1mo	$205,000	$167	68
547 E Mulberry St	0.56mi	3/1.5	1,436 (+3%)	3mo	$250,000	$174	65
526 N Columbus St	0.44mi	2/2.0 (-1)	1,444 (+3%)	2mo	$206,000	$143	63
621 E Mulberry St	0.62mi	4/1.0 (+1)	1,388 (-1%)	3mo	$207,500	$149	62
925 N Columbus St	0.40mi	3/1.5	1,555 (+11%)	2mo	$196,400	$126	59
648 King St	0.60mi	3/2.0	1,468 (+5%)	1mo	$255,000	$174	59
181 Marks Ave	0.63mi	3/1.0	1,284 (-8%)	3mo	$254,000	$198	54
731 Boyd St	0.72mi	2/2.0 (-1)	1,370 (-2%)	2mo	$365,000	$266	52
233 Union St	0.60mi	3/1.0	1,250 (-11%)	3mo	$190,000	$152	52
148 Marks Ave	0.56mi	2/2.0 (-1)	1,512 (+8%)	2mo	$210,000	$139	50
705 Madison Ave	0.50mi	3/2.0	1,190 (-15%)	1mo	$239,900	$202	47

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-31,700
• Equity at exit: $32,803

10-year hold

• IRR: -2.2%
• Equity multiple: 0.83×
• Total profit: $-10,196
• Equity at exit: $19,022

Cash invested: $61,600 (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 43130

• Rents YoY: 5.2%
• Active inventory: 201
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$184 /mo · $2,210/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-2

Break-even live

Break-even rent $1,810

Max offer price $219,592

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $60	+0% $-2	+5% $-65	+10% $-127
Rent	-10% $-145	-5% $-74	+0% $-2	+5% $69	+10% $140
Rate	-1.0pp $108	-0.5pp $54	base $-2	+0.5pp $-59	+1.0pp $-117

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 N High St Lancaster, OH	3.0	2.0	1608	$2,200	$1.37	45d	1	0.17mi
532 N Columbus St Unit A Lancaster, OH	2.0	1.0	1300	$1,550	$1.19	45d	1	0.44mi
219 N Columbus St Unit 205 Lancaster, OH	2.0	2.0	1103	$1,875	$1.70	45d	1	0.65mi
219 N Columbus St Lancaster, OH	1.0–2.0	1.0–2.0	1184	$1,895	$1.60	0d	31	0.65mi
219 N Columbus St Unit 231 Lancaster, OH	2.0	2.0	975	$1,735	$1.78	45d	1	0.65mi
1508 Greyfield ST Lancaster, OH	1.0–3.0	1.0–2.0	953	$1,869	$1.96	0d	1	0.70mi
747 E Main St Lancaster, OH	2.0	1.0	1150	$1,195	$1.04	3d	1	0.85mi
421 Washington Ave Lancaster, OH	4.0	1.0	1296	$1,650	$1.27	14d	1	1.09mi
1733 Bellmeadow Dr Lancaster, OH	1.0–3.0	1.0–2.5	993	$1,855	$1.87	0d	10	1.18mi

Listing history 16 events

1. 2026-05-12
   listed $220,000 Active 1235-char remark
2. 2025-12-11
   soldstatus $90,000
3. 2025-12-05
   soldstatus $120,000 Closed 617-char remark

   Show marketing remark (617 chars)

   Investor special in the heart of Lancaster! This 3-bedroom, 1-bath home needs some TLC but has plenty of potential for the right buyer. Located just minutes from Downtown Lancaster's shops, restaurants, and the Ohio Glass Museum, plus quick access to Kroger, ALDI, and Rising Park, the location is spot-on. With easy access to US-22 for a smooth commute to Columbus, this property is a great value-add opportunity whether you're looking to flip for profit or hold as a rental in a strong local market. With solid bones and a growing demand for rentals, this one?s perfect for investors ready to bring it back to life.

4. 2025-10-31
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Investor special in the heart of Lancaster! This 3-bedroom, 1-bath home needs some TLC but has plenty of potential for the right buyer. Located just minutes from Downtown Lancaster's shops, restaurants, and the Ohio Glass Museum, plus quick access to Kroger, ALDI, and Rising Park, the location is spot-on. With easy access to US-22 for a smooth commute to Columbus, this property is a great value-add opportunity whether you're looking to flip for profit or hold as a rental in a strong local market. With solid bones and a growing demand for rentals, this one?s perfect for investors ready to bring it back to life.

5. 2025-10-22
   price $129,900 617-char remark

   Show marketing remark (617 chars)

   Investor special in the heart of Lancaster! This 3-bedroom, 1-bath home needs some TLC but has plenty of potential for the right buyer. Located just minutes from Downtown Lancaster's shops, restaurants, and the Ohio Glass Museum, plus quick access to Kroger, ALDI, and Rising Park, the location is spot-on. With easy access to US-22 for a smooth commute to Columbus, this property is a great value-add opportunity whether you're looking to flip for profit or hold as a rental in a strong local market. With solid bones and a growing demand for rentals, this one?s perfect for investors ready to bring it back to life.

6. 2025-09-29
   status Active 617-char remark

   Show marketing remark (617 chars)

   Investor special in the heart of Lancaster! This 3-bedroom, 1-bath home needs some TLC but has plenty of potential for the right buyer. Located just minutes from Downtown Lancaster's shops, restaurants, and the Ohio Glass Museum, plus quick access to Kroger, ALDI, and Rising Park, the location is spot-on. With easy access to US-22 for a smooth commute to Columbus, this property is a great value-add opportunity whether you're looking to flip for profit or hold as a rental in a strong local market. With solid bones and a growing demand for rentals, this one?s perfect for investors ready to bring it back to life.

7. 2025-09-26
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Investor special in the heart of Lancaster! This 3-bedroom, 1-bath home needs some TLC but has plenty of potential for the right buyer. Located just minutes from Downtown Lancaster's shops, restaurants, and the Ohio Glass Museum, plus quick access to Kroger, ALDI, and Rising Park, the location is spot-on. With easy access to US-22 for a smooth commute to Columbus, this property is a great value-add opportunity whether you're looking to flip for profit or hold as a rental in a strong local market. With solid bones and a growing demand for rentals, this one?s perfect for investors ready to bring it back to life.

8. 2025-09-23
   listed $149,000 Active 617-char remark

   Show marketing remark (617 chars)

   Investor special in the heart of Lancaster! This 3-bedroom, 1-bath home needs some TLC but has plenty of potential for the right buyer. Located just minutes from Downtown Lancaster's shops, restaurants, and the Ohio Glass Museum, plus quick access to Kroger, ALDI, and Rising Park, the location is spot-on. With easy access to US-22 for a smooth commute to Columbus, this property is a great value-add opportunity whether you're looking to flip for profit or hold as a rental in a strong local market. With solid bones and a growing demand for rentals, this one?s perfect for investors ready to bring it back to life.

9. 2013-07-18
   soldstatus $91,000
10. 2013-07-16
    soldstatus $91,000

    Show marketing remark (445 chars)

    Ready for you to move right in this newly updated home. The list of ''NEW'' siding, gutters, window, blown in insulation and attic, furnace, A/C, water heater, flooring. Total rehab of bath and kitchen. Gas range, refrigerator and dishwasher all stay. 1st floor laundry room. Potential for first floor half bath(just ask and we can show you where) Walking distance to Rising Park and Fairgrounds. The worst heating bill for this winter was $125.

11. 2013-05-21
    historical

    Show marketing remark (445 chars)

    Ready for you to move right in this newly updated home. The list of ''NEW'' siding, gutters, window, blown in insulation and attic, furnace, A/C, water heater, flooring. Total rehab of bath and kitchen. Gas range, refrigerator and dishwasher all stay. 1st floor laundry room. Potential for first floor half bath(just ask and we can show you where) Walking distance to Rising Park and Fairgrounds. The worst heating bill for this winter was $125.

12. 2013-04-05
    listed $93,000

    Show marketing remark (445 chars)

    Ready for you to move right in this newly updated home. The list of ''NEW'' siding, gutters, window, blown in insulation and attic, furnace, A/C, water heater, flooring. Total rehab of bath and kitchen. Gas range, refrigerator and dishwasher all stay. 1st floor laundry room. Potential for first floor half bath(just ask and we can show you where) Walking distance to Rising Park and Fairgrounds. The worst heating bill for this winter was $125.

13. 2008-11-12
    soldstatus $56,000
14. 2008-11-11
    soldstatus $56,000
15. 2008-09-26
    historical
16. 2008-09-04
    listed $59,900

ⓘ 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: $2,210 · $184/mo
• Projected year-2 tax: $2,821 · $235/mo
• Expected delta: +$611/yr (+$51/mo · 27.6%)

ⓘ 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 ≥100°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: $21,680
• − Mortgage interest: −$12,323
• − Property taxes: −$2,210
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$6,400
• Taxable loss: −$3,823
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $890/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: Lancaster City
• NCES district ID: 3904420
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $41,696
• Composite: 37.39/100
• National rank: #4427
• State rank: #504 of 656 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, OH
• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• 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

+267.3% since first listed

17 events — show timeline

• 2026-05-26 Pending — CBRMLS
• 2026-05-12 Listed $220,000 CBRMLS
• 2025-12-11 Sold (Public Records) $90,000 Public Records
• 2025-12-05 Sold (MLS) $120,000 CBRMLS
• 2025-10-31 Pending — CBRMLS
• 2025-10-22 Price Changed $129,900 CBRMLS
• 2025-09-29 Relisted — CBRMLS
• 2025-09-26 Pending — CBRMLS
• 2025-09-23 Listed $149,000 CBRMLS
• 2013-07-18 Sold (Public Records) $91,000 Public Records
• 2013-07-16 Sold (MLS) $91,000 CBRMLS
• 2013-05-21 Listing Removed — CBRMLS
• 2013-04-05 Listed $93,000 CBRMLS
• 2008-11-12 Sold (Public Records) $56,000 Public Records
• 2008-11-11 Sold (MLS) $56,000 CBRMLS
• 2008-09-26 Listing Removed — CBRMLS
• 2008-09-04 Listed $59,900 CBRMLS

Property tax history

+7.0%/yr

Latest (2025): $2,210 · +55.9% YoY. Source: county tax records.