125 N Park Dr · McComb, OH 45858

$110,000

3 bd · 1.0 ba · 1,986 sqft · SingleFamily public records · 66 Days on market

Built 1890 1.40 ac lot $55/sqft · 37% below area Est $174k · 37% under ↓ 21% since listing

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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 +15.5/30.0
• ARV discount +15.0/15.0
• Schools +4.9/10.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this 2 story home offering 3 bedrooms and 1 full bath with nearly 2,000 sq ft of living space. Features include a large living area, eat-in kitchen and multiple rooms with original character throughout. Situated on approximately 1.4 acres with a large detached barn/outbuilding and additional garage space, offering plenty of room for storage, hobbies or workshop use. Schedule your private tour today. Property was built prior to 1978. Lead Based Paint Potentially Exists. Property is being sold as-is

Key facts

• Large living area
• Large detached barn
• Room for storage

Tags

• LARGE LIVING AREA
• EAT-IN KITCHEN
• LARGE DETACHED BARN
• ADDITIONAL GARAGE SPACE
• ROOM FOR STORAGE
• HOBBIES OR WORKSHOP USE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 $106k (4.0% below list).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#271 in OH, #4,442 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mccomb Local (rural): math 54% / reading 60% proficiency, ranked #325 of 656 in OH (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 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?
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: 0.96% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (median comp): $174,410
• List price: $110,000
• Delta: -36.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
298 E Main St	0.06mi	4/2.0 (+1)	1,972 (-1%)	17mo	$163,000	$83	73
3470 Ohio 235	0.67mi	3/2.0	1,844 (-7%)	2mo	$230,000	$125	51

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-14,941
• Equity at exit: $16,401

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-9,202
• Equity at exit: $9,511

Cash invested: $30,800 (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 45858

• Home prices YoY: -11.3%
• Active inventory: 8
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $45

Break-even live

Break-even rent $999

Max offer price $110,000

Occupancy floor 91%

Sensitivity live

Price	-10% $107	-5% $76	+0% $45	+5% $14	+10% $-18
Rent	-10% $-39	-5% $3	+0% $45	+5% $86	+10% $128
Rate	-1.0pp $100	-0.5pp $73	base $45	+0.5pp $16	+1.0pp $-13

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $110,000 Active 66 DOM
2. 2026-06-18
   days on market $110,000 Active 65 DOM
3. 2026-06-17
   days on market $110,000 Active 64 DOM
4. 2026-06-16
   days on market $110,000 Active 63 DOM
5. 2026-06-15
   days on market $110,000 Active 62 DOM
6. 2026-06-14
   days on market $110,000 Active 60 DOM
7. 2026-06-12
   days on market $110,000 Active 59 DOM
8. 2026-06-09
   days on market $110,000 Active 56 DOM
9. 2026-06-08
   days on market $110,000 Active 55 DOM
10. 2026-06-07
    days on market $110,000 Active 54 DOM
11. 2026-06-05
    days on market $110,000 Active 51 DOM
12. 2026-06-03
    days on market $110,000 Active 50 DOM
13. 2026-06-02
    days on market $110,000 Active 49 DOM
14. 2026-06-01
    days on market $110,000 Active 48 DOM
15. 2026-05-31
    days on market $110,000 Active 47 DOM
16. 2026-05-30
    days on market $110,000 Active 46 DOM
17. 2026-05-18
    price $110,000 525-char remark

    Show marketing remark (525 chars)

    Great opportunity on this 2 story home offering 3 bedrooms and 1 full bath with nearly 2,000 sq ft of living space. Features include a large living area, eat-in kitchen and multiple rooms with original character throughout. Situated on approximately 1.4 acres with a large detached barn/outbuilding and additional garage space, offering plenty of room for storage, hobbies or workshop use. Schedule your private tour today. Property was built prior to 1978. Lead Based Paint Potentially Exists. Property is being sold as-is

18. 2026-04-14
    listed $125,000 Active 525-char remark

    Show marketing remark (525 chars)

    Great opportunity on this 2 story home offering 3 bedrooms and 1 full bath with nearly 2,000 sq ft of living space. Features include a large living area, eat-in kitchen and multiple rooms with original character throughout. Situated on approximately 1.4 acres with a large detached barn/outbuilding and additional garage space, offering plenty of room for storage, hobbies or workshop use. Schedule your private tour today. Property was built prior to 1978. Lead Based Paint Potentially Exists. Property is being sold as-is

19. 2018-10-01
    historical
20. 2018-10-01
    historical
21. 2018-03-30
    listed $139,900
22. 2018-03-30
    listed $139,900

ⓘ 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: $2,000 · $167/mo
• Projected year-2 tax: $2,000 · $167/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 · 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: $12,669
• − Mortgage interest: −$6,162
• − Property taxes: −$2,000
• − Insurance: −$550
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$3,200
• Taxable loss: −$1,269
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $842/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: Mccomb Local
• NCES district ID: 3904745
• Math proficiency: 54% ▼ -19.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $55,621
• Composite: 49.11/100
• National rank: #2050
• State rank: #325 of 656 in OH

Livability — McComb

• Score: 74/100
• State rank: #271
• US rank: #4442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McComb, OH
• County: Hancock · 68,814 people
• City population: 2,693
• Population (ZIP): 2,693
• Household income: $66,552
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 2.6

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.39%
• Current HPI: 214.6634
• 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

-21.4% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $110,000 NORIS
• 2026-04-14 Listed $125,000 NORIS
• 2018-10-01 Listing Removed — NORIS
• 2018-10-01 Listing Removed — NORIS
• 2018-03-30 Listed $139,900 NORIS
• 2018-03-30 Listed $139,900 NORIS

Property tax history

+9.6%/yr

Latest (2025): $2,000 · +14.8% YoY. Source: county tax records.