97 Templeton Ter · Lexington, OH 44904

$194,900

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 3 Days on market

Built 1961 Est $222k · 12% 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).

• ARV discount +12.9/15.0
• Cash flow +12.6/30.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centrally located in the heart of Lexington is this adorable 3 level split home. Tastefully decorated complete with new cabinets, granite countertops and stainless steel appliances. Central air along with a spacious lower level rec room complete with a fireplace for this cozy winter evenings. Some of the recent updates include bamboo flooring, updated kitchen and backsplash, recessed lighting, fire pit & patio. Walk to the Blueberry Festival, parks, bark trail and school from this great location.

Key facts

• Open-concept kitchen
• Rec room
• Concrete patio

Tags

• OPEN-CONCEPT KITCHEN
• FENCED BACKYARD
• CONCRETE PATIO
• FIRE PIT
• REC ROOM
• PRIVACY FENCE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Stucco and vinyl siding exterior; Composition roof; Has basement
• Exterior features: Fenced yard; Located on a cul-de-sac; Concrete parking surfaces

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom; 9 half bathrooms
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Eat-in kitchen; Crawl space and partially finished basement; Fireplace in recreation room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-24 ($-293/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (16.6% below list).
• Recommended offer: $163k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% in Lexington — 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 77/100 on livability (#198 in OH, #3,037 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Lexington Local (suburban): math 72% / reading 75% proficiency, ranked #113 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $124k; list at $195k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $162,516 (16.6% 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 1961 — 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: 0.83% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $221,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Grange	0.20mi	3/1.0	1,302 (-1%)	3mo	$159,000	$122	87
23 Pembroke Blvd	0.22mi	3/2.0	1,260 (-4%)	1mo	$245,000	$194	78
80 Essex Cir	0.27mi	3/1.5	1,234 (-6%)	1mo	$209,000	$169	75
45 Maple St	0.16mi	3/1.5	1,197 (-9%)	3mo	$182,500	$152	74
80 Essex Rd	0.32mi	3/1.5	1,235 (-6%)	1mo	$209,000	$169	72
77 Frederick St	0.27mi	4/2.0 (+1)	1,380 (+5%)	2mo	$160,000	$116	68
235 Hanover Rd	0.47mi	3/1.5	1,276 (-3%)	6mo	$206,000	$161	66
45 Clever Ln	0.40mi	4/2.0 (+1)	1,332 (+2%)	8mo	$224,900	$169	63
141 Essex Road Rd	0.32mi	4/1.5 (+1)	1,471 (+12%)	6mo	$219,000	$149	53
304 Otterbein Dr	0.74mi	3/2.0	1,391 (+6%)	6mo	$180,000	$129	46
113 Gables Blvd	0.69mi	3/2.0	1,504 (+15%)	6mo	$407,500	$271	34
343 Sherwood Dr	0.69mi	4/1.5 (+1)	1,501 (+14%)	3mo	$269,900	$180	34

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-33,137
• Equity at exit: $29,060

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-30,854
• Equity at exit: $16,851

Cash invested: $54,572 (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 44904

• Active inventory: 62
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-24

Break-even live

Break-even rent $1,656

Max offer price $190,587

Occupancy floor 96%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Castor Rd Mansfield, OH	2.0–3.0	1.0	926	$1,099	$1.19	43d	4	0.84mi

Listing history 4 events

1. 2026-06-19
   days on market $194,900 Active 3 DOM
2. 2026-06-18
   days on market $194,900 Active 2 DOM
3. 2026-06-17
   remarks 695-char remark
4. 2026-06-17
   listed $194,900 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: $2,460 · $205/mo
• Projected year-2 tax: $2,750 · $229/mo
• Expected delta: +$290/yr (+$24/mo · 11.8%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,502
• − Mortgage interest: −$10,917
• − Property taxes: −$2,460
• − Insurance: −$974
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$5,670
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $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: Lexington Local
• NCES district ID: 3904943
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $56,984
• Composite: 62.93/100
• National rank: #659
• State rank: #113 of 656 in OH

Livability — Lexington

• Score: 77/100
• State rank: #198
• US rank: #3037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, OH
• County: Richland County · 43,943 people
• City population: 13,450
• Metro: Mansfield, OH
• Population (ZIP): 13,450
• Household income: $62,364
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 237.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.61%
• Current HPI: 203.175
• Rent YoY: —
• Metro: Mansfield, 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

+154.8% since first listed

6 events — show timeline

• 2026-06-16 Listed $194,900 MARMLS
• 2019-08-01 Sold (Public Records) $124,000 Public Records
• 2019-07-29 Sold (MLS) $124,000 MARMLS
• 2019-05-20 Listed $119,900 MARMLS
• 2014-04-25 Sold (MLS) $71,500 MARMLS
• 2014-03-19 Listed $76,500 MARMLS

Property tax history

+8.5%/yr

Latest (2025): $2,460 · -2.3% YoY. Source: county tax records.