6659 Bellefontaine Rd · Westminster, OH 45850

$89,900

1 bd · 1.0 ba · 917 sqft · SingleFamily public records · 4 Days on market

Built 1920 8,712 sqft lot Est $146k · 38% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +5.4/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a home with potential? This home in Allen East offers a great opportunity for buyers looking to add their own personal touch. Featuring 2 bedrooms with the possibility of a 3rd bedroom, this home provides flexible living space to fit your needs. The property includes a kitchen, full bathroom, washer and dryer hookups, and a welcoming covered front porch. Newer carpet and PEX waterlines have already been done. A detached garage adds valuable storage and parking space. Situated on the on the east side of town, this property has solid potential for renovation and value improvement. Bring your vision and make this home your own!

Key facts

• Covered front porch
• Pex waterlines
• Newer carpet

Tags

• COVERED FRONT PORCH
• DETACHED GARAGE
• FLEXIBLE LIVING SPACE
• NEWER CARPET
• PEX WATERLINES

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Garage structure present; Foundation details: see remarks
• Exterior features: Level lot; Lot dimensions approximately 66 x 132

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $86k (4.0% below list).
• Recommended offer: $86k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#781 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, employment D+.
• Allen East Local (rural): math 63% / reading 64% proficiency, ranked #229 of 656 in OH (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; solid renter incomes; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $31k; list at $90k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,308 (4.0% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $145,803
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6631 Bellefontaine Rd	0.05mi	2/1.0 (+1)	1,036 (+13%)	4mo	$150,500	$145	68
6488 Bellefontaine Rd	0.30mi	2/1.0 (+1)	994 (+8%)	18mo	$158,000	$159	52

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-7,940
• Equity at exit: $13,404

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,582
• Equity at exit: $7,773

Cash invested: $25,172 (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 45850

• Home prices YoY: -20.6%
• Active inventory: 7
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $104

Break-even live

Break-even rent $731

Max offer price $89,900

Occupancy floor 83%

Sensitivity live

Price	-10% $155	-5% $130	+0% $104	+5% $79	+10% $53
Rent	-10% $36	-5% $70	+0% $104	+5% $138	+10% $172
Rate	-1.0pp $150	-0.5pp $127	base $104	+0.5pp $81	+1.0pp $57

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $89,900 Active 4 DOM
2. 2026-06-19
   days on market $89,900 Active 2 DOM
3. 2026-06-17
   remarks 645-char remark
4. 2026-06-17
   listed $89,900 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: $824 · $69/mo
• Projected year-2 tax: $1,113 · $93/mo
• Expected delta: +$289/yr (+$24/mo · 35.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,357
• − Mortgage interest: −$5,036
• − Property taxes: −$824
• − Insurance: −$450
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,615
• Taxable loss: −$225
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,305/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: Allen East Local
• NCES district ID: 3904575
• Math proficiency: 63% ▼ -10.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $53,720
• Composite: 54.34/100
• National rank: #1366
• State rank: #229 of 656 in OH

Livability — Westminster

• Score: 64/100
• State rank: #781
• US rank: #14168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, OH
• County: Allen · 98,169 people
• Metro: Lima, OH
• Population (ZIP): 3,763
• Household income: $82,454
• Rent vs Own: 10.3% rent · 89.7% own
• Severe rent burden: 7.9

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 3% Iranian 2% Hispanic 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.71%
• Current HPI: 217.9952
• 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

+190.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $89,900 WCARE
• 1997-08-21 Sold (Public Records) $31,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $824 · +0.1% YoY. Source: county tax records.