120 Ohio St · Wooster, OH 44691

$99,000

3 bd · 1.5 ba · 1,272 sqft · SingleFamily public records · 15 Days on market

Built 1923 3,354 sqft lot $78/sqft · 29% below area Est $140k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +4.6/5.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell! Investment property with potential in the city of Wooster. Sells as-is, cash or conventional financing.

Key facts

• 3,354 sq ft lot
• Parking
• Built 1923

Property features AI

Finance

• Other: Property listed as fixer condition

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story house; Aluminum siding
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Small lot (approximately 0.077 acres)

Interior

• Kitchen: First-floor kitchen; Breakfast nook adjacent to kitchen
• Bedrooms: Three upstairs bedrooms (each roughly 10 x 8–10)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.2% in Wooster — 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 (#195 in OH, #3,001 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities D-, commute F.
• Wooster City (town): math 47% / reading 57% proficiency, ranked #422 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.4%/yr); 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.90%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $139,892
• List price: $99,000
• Delta: -29.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Ohio St	0.03mi	3/1.0	1,240 (-2%)	2mo	$158,500	$128	91
216 W Vine St	0.08mi	3/1.0	1,276 (+0%)	13mo	$130,000	$102	83
318 S Grant St	0.17mi	3/1.0	1,086 (-15%)	4mo	$157,000	$145	62
218 Clark Ave	0.65mi	3/1.0	1,260 (-1%)	10mo	$190,000	$151	58
1013 Old Columbus Rd	0.50mi	3/1.0	1,176 (-8%)	10mo	$175,000	$149	54
355 N Grant St	0.59mi	3/2.0	1,317 (+4%)	14mo	$150,000	$114	53
423 Emerick St	0.63mi	3/2.0	1,228 (-4%)	13mo	$174,000	$142	52
355 Saybolt Ave	0.61mi	3/1.0	1,191 (-6%)	10mo	$155,000	$130	50
412 Emerick St	0.62mi	3/1.5	1,152 (-9%)	8mo	$206,700	$179	49
566 N Walnut St	0.75mi	3/1.5	1,344 (+6%)	10mo	$179,000	$133	48
636 Saybolt Ave	0.73mi	4/1.0 (+1)	1,364 (+7%)	6mo	$190,000	$139	42
330 Spink St	0.71mi	3/2.0	1,392 (+9%)	13mo	$175,000	$126	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.68×
• Total profit: $18,869
• Equity at exit: $14,761

10-year hold

• IRR: 27.9%
• Equity multiple: 4.05×
• Total profit: $84,596
• Equity at exit: $8,560

Cash invested: $27,720 (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 44691

• Rents YoY: 8.4%
• Active inventory: 154
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $437

Break-even live

Break-even rent $795

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 1/2 E Bowman St Wooster, OH	2.0	1.0	1040	$855	$0.82	43d	1	0.83mi
554 Northwestern Ave Wooster, OH	3.0	1.0	948	$1,250	$1.32	43d	1	0.91mi
825 Gasche St Wooster, OH	3.0	1.0	1224	$1,350	$1.10	23d	1	1.18mi

Listing history 7 events

1. 2026-05-13
   listed $99,000 Active 119-char remark
2. 2023-10-03
   historical
3. 2023-08-21
   price $115,000
4. 2023-08-10
   price $129,900
5. 2023-08-01
   listed $135,000 Active
6. 2022-02-07
   soldstatus $40,000
7. 1997-11-17
   soldstatus $58,000

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$364/yr (+$30/mo · 44.7%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,175
• − Mortgage interest: −$5,546
• − Property taxes: −$815
• − Insurance: −$495
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,880
• Taxable income: $3,851
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $4,314/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: Wooster City
• NCES district ID: 3910032
• Math proficiency: 47% ▼ -24.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $43,805
• Composite: 43.82/100
• National rank: #2928
• State rank: #422 of 656 in OH

Livability — Wooster

• Score: 77/100
• State rank: #195
• US rank: #3001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wooster, OH
• County: Wayne County · 44,344 people
• City population: 44,344
• Metro: Wooster, OH
• Population (ZIP): 44,344
• Household income: $69,920
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 844.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · German/W. Germanic 3% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.13%
• Current HPI: 231.7627
• Rent YoY: ▲ 8.42%
• Metro: Wooster, 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

+70.7% since first listed

8 events — show timeline

• 2026-05-28 Pending — MLSNOW
• 2026-05-13 Listed $99,000 MLSNOW
• 2023-10-03 Listing Removed — MLSNOW
• 2023-08-21 Price Changed $115,000 MLSNOW
• 2023-08-10 Price Changed $129,900 MLSNOW
• 2023-08-01 Listed $135,000 MLSNOW
• 2022-02-07 Sold (Public Records) $40,000 Public Records
• 1997-11-17 Sold (Public Records) $58,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $815 · -0.4% YoY. Source: county tax records.