509 Winbigler St · Ansonia, OH 45303

$159,900

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 5 Days on market

Built 1973 10,498 sqft lot Est $134k · 19% over

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Why this score? — see what drove the F 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).

• Appreciation +9.1/10.0
• Cash flow +7.4/30.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Discover the charm of tranquil living in this delightful red brick home, perfectly situated on a generous 0.24-acre lot in Ansonia. This well-maintained single-story residence offers a peaceful retreat with all the conveniences for comfortable daily life. Step inside to a welcoming living area, where durable laminate wood-look flooring sets a warm and inviting tone, beautifully illuminated by natural light and featuring a well-proportioned layout. The cheerful eat-in kitchen boasts ample cabinetry, integrated appliances including a range and refrigerator, making meal preparation a breeze. Each of the three comfortable bedrooms provides a relaxing sanctuary, complete with practical ceiling fans for year-round comfort. The functional bathroom features a vanity with a sink and a toilet, illuminated by overhead lighting. Outside, a private patio area awaits, perfect for outdoor relaxation and enjoying the verdant surroundings. The property also includes a quaint storage shed, offering additional utility amidst the rural landscape. With its harmonious blend of indoor comfort and outdoor appeal, this home provides an idyllic setting for a serene lifestyle in Ansonia.

Key facts

• Ample cabinetry
• Ceiling fans
• Eat-in kitchen

Tags

• 0.24-ACRE LOT
• LAMINATE WOOD-LOOK FLOORING
• EAT-IN KITCHEN
• AMPLE CABINETRY
• INTEGRATED APPLIANCES
• CEILING FANS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: One-story brick home; Residential zoning
• Construction: Brick construction; Crawl space foundation
• Exterior features: Patio; Outdoor storage; Shed(s); Smoke detector(s)

Interior

• Kitchen: Eat-in kitchen (17 x 12)
• Bedrooms: Three bedrooms on the main level (10 x 10, 10 x 12, 12 x 12)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fan(s); High speed internet; Remodeled
• Laundry & utility: Utility room on the main level (6 x 9); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (35.9% below list).
• Recommended offer: $102k (35.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#416 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: health & safety C-, employment D, amenities F.
• Ansonia Local (rural): math 69% / reading 69% proficiency, ranked #170 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $102,446 (35.9% 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 1973 — 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: 0.64% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $134,275
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Smith St	0.10mi	3/1.0	1,000 (-2%)	9mo	$127,500	$128	84
623 Smith St	0.10mi	2/1.0 (-1)	952 (-7%)	3mo	$135,000	$142	76
211 N Pearl St	0.43mi	3/1.0	1,008 (-2%)	7mo	$135,000	$134	71
200 E High St	0.24mi	2/1.0 (-1)	936 (-9%)	4mo	$122,500	$131	66
400 E Cross	0.45mi	2/1.0 (-1)	1,040 (+2%)	7mo	$131,700	$127	66
400 W High St	0.43mi	2/1.0 (-1)	1,104 (+8%)	24mo	$100,000	$91	42

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

Projected returns pro-forma

8.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.23×
• Total profit: $55,222
• Equity at exit: $124,256

10-year hold

• IRR: 15.8%
• Equity multiple: 4.80×
• Total profit: $170,101
• Equity at exit: $249,342

Cash invested: $44,772 (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 45303

• Home prices YoY: 3.6%
• Active inventory: 5
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-208

Break-even live

Break-even rent $1,287

Max offer price $123,238

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   statusdays on market $159,900 Pending 5 DOM
2. 2026-06-09
   days on market $159,900 Active 4 DOM
3. 2026-06-08
   days on market $159,900 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $159,900 Active 2 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: $1,340 · $112/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$577/yr (+$48/mo · 43.0%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,294
• − Mortgage interest: −$8,957
• − Property taxes: −$1,340
• − Insurance: −$800
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$4,652
• Taxable loss: −$5,422
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $-1,189/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: Ansonia Local
• NCES district ID: 3904662
• Math proficiency: 69% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $44,736
• Composite: 58.04/100
• National rank: #1034
• State rank: #170 of 656 in OH

Livability — Ansonia

• Score: 71/100
• State rank: #416
• US rank: #6854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonia, OH
• County: Darke · 50,606 people
• Population (ZIP): 2,169
• Household income: $54,669
• Rent vs Own: 23.0% rent · 77.0% own

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 1% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.25%
• Current HPI: 236.5453
• 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

+515.0% since first listed

15 events — show timeline

• 2026-06-04 Listed $159,900 WRIST
• 2026-06-04 Listed $159,900 Dayton MLS
• 2021-02-26 Sold (MLS) $115,000 Dayton MLS
• 2021-02-26 Sold (MLS) $115,000 Dayton MLS
• 2021-01-21 Listed $109,900 Dayton MLS
• 2013-08-20 Sold (Public Records) $75,000 Public Records
• 2013-02-27 Sold (MLS) $35,900 Dayton MLS
• 2013-02-27 Sold (MLS) $35,900 Dayton MLS
• 2013-02-27 Sold (MLS) $35,900 WRIST
• 2012-11-13 Listed $42,900 Dayton MLS
• 2012-11-13 Listed $42,900 WRIST
• 1994-11-23 Sold (Public Records) $45,000 Public Records
• 1992-01-07 Sold (Public Records) $38,500 Public Records
• 1987-12-01 Sold (Public Records) $34,500 Public Records
• 1987-10-27 Sold (Public Records) $26,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,340 · -0.1% YoY. Source: county tax records.