406 Center St · Bryan, OH 43506

$97,000

4 bd · 2.0 ba · 1,721 sqft · SingleFamily public records

Built 1920

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice big 2 story home with fresh paint throughout the entire home, BRAND NEW ROOF, a lot of the rooms have BRAND NEW CARPET. This house is move in ready and waiting for you! Room sizes are large. 1 car attached garage has large area for workbench. Close to the school.

Key facts

• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Cap rate 10.7% vs local median 4.1% in Bryan — 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 78/100 on livability (#170 in OH, #2,623 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Bryan City (town): math 60% / reading 65% proficiency, ranked #266 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Williams County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $64k; list at $97k implies a 50% 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 $97,000

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. 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?
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: 1.37% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $201,357
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Parkview Ave	0.39mi	3/2.0 (-1)	1,698 (-1%)	5mo	$220,000	$130	70
401 Avenue A	0.36mi	3/1.5 (-1)	1,676 (-3%)	8mo	$190,000	$113	65
726 Crestview Ave	0.53mi	3/2.5 (-1)	1,750 (+2%)	4mo	$230,000	$131	62
1104 Fairlawn Dr	0.50mi	4/2.0	1,809 (+5%)	10mo	$248,000	$137	60
723 W High St	0.42mi	3/2.0 (-1)	1,526 (-11%)	2mo	$200,000	$131	55
215 E Bryan St	0.61mi	4/1.0	1,680 (-2%)	11mo	$100,900	$60	55
134 N Vine St	0.54mi	4/3.0	1,874 (+9%)	5mo	$210,000	$112	52
311 W South St	0.43mi	3/1.5 (-1)	1,485 (-14%)	2mo	$175,000	$118	48
106 N Cherry St	0.58mi	3/2.0 (-1)	1,583 (-8%)	8mo	$53,000	$33	47
917 Wesley Ave	0.71mi	4/3.0	1,928 (+12%)	5mo	$225,000	$117	39
335 N Cherry St	0.73mi	4/2.0	1,510 (-12%)	11mo	$125,500	$83	36
209 John St	0.74mi	3/1.5 (-1)	1,528 (-11%)	9mo	$163,500	$107	32

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $7,249
• Equity at exit: $14,463

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $35,978
• Equity at exit: $8,387

Cash invested: $27,160 (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 43506

• Home prices YoY: -21.1%
• Active inventory: 63
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $360

Break-even live

Break-even rent $876

Max offer price $97,000

Occupancy floor 68%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-26
   listed $97,000
2. 2026-05-10
   price $64,000 270-char remark

   Show marketing remark (270 chars)

   Nice big 2 story home with fresh paint throughout the entire home, BRAND NEW ROOF, a lot of the rooms have BRAND NEW CARPET. This house is move in ready and waiting for you! Room sizes are large. 1 car attached garage has large area for workbench. Close to the school.

3. 2025-10-14
   price $70,000 278-char remark

   Show marketing remark (278 chars)

   More than meets the eye - take a look inside - desirable floor plan. 1st floor laundry, walk-in closets, some fresh paint, some newer windows. Furnace new in 1997 and ready for A/C. Newer electrical box and service. Enclosed front porch, pleasant back yard, convenient location.

4. 2025-10-13
   price $58,000
5. 2025-10-09
   price $79,000
6. 2015-08-22
   soldstatus $64,500 270-char remark

   Show marketing remark (270 chars)

   Nice big 2 story home with fresh paint throughout the entire home, BRAND NEW ROOF, a lot of the rooms have BRAND NEW CARPET. This house is move in ready and waiting for you! Room sizes are large. 1 car attached garage has large area for workbench. Close to the school.

7. 2015-08-20
   soldstatus $64,500
8. 2015-08-12
   price $64,500 270-char remark

   Show marketing remark (270 chars)

   Nice big 2 story home with fresh paint throughout the entire home, BRAND NEW ROOF, a lot of the rooms have BRAND NEW CARPET. This house is move in ready and waiting for you! Room sizes are large. 1 car attached garage has large area for workbench. Close to the school.

9. 2014-10-24
   listed $64,000 270-char remark

   Show marketing remark (270 chars)

   Nice big 2 story home with fresh paint throughout the entire home, BRAND NEW ROOF, a lot of the rooms have BRAND NEW CARPET. This house is move in ready and waiting for you! Room sizes are large. 1 car attached garage has large area for workbench. Close to the school.

10. 2007-01-09
    soldstatus $79,000
11. 2006-10-30
    listed $79,900
12. 2005-01-25
    soldstatus $58,000
13. 2004-08-23
    listed $61,950
14. 2002-05-20
    soldstatus $70,000 278-char remark

    Show marketing remark (278 chars)

    More than meets the eye - take a look inside - desirable floor plan. 1st floor laundry, walk-in closets, some fresh paint, some newer windows. Furnace new in 1997 and ready for A/C. Newer electrical box and service. Enclosed front porch, pleasant back yard, convenient location.

15. 2001-06-21
    listed $75,900 278-char remark

    Show marketing remark (278 chars)

    More than meets the eye - take a look inside - desirable floor plan. 1st floor laundry, walk-in closets, some fresh paint, some newer windows. Furnace new in 1997 and ready for A/C. Newer electrical box and service. Enclosed front porch, pleasant back yard, convenient location.

16. 1993-12-21
    soldstatus $56,500

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 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: $15,984
• − Mortgage interest: −$5,434
• − Property taxes: −$1,718
• − Insurance: −$485
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,822
• Taxable income: $2,969
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,608/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: Bryan City
• NCES district ID: 3904367
• Math proficiency: 60% ▼ -8.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $41,709
• Composite: 52.34/100
• National rank: #1587
• State rank: #266 of 656 in OH

Livability — Bryan

• Score: 78/100
• State rank: #170
• US rank: #2623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryan, OH
• County: Williams · 37,585 people
• City population: 14,691
• Population (ZIP): 14,691
• Household income: $60,705
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 3.6

Population outlook (Williams County) Hauer SSP2

• Today (2025): 36,125 people
• By 2030: 35,264 · -2.4%
• By 2040: 33,264 · -7.9%
• By 2050: 31,072 · -14.0%
• By 2075: 26,553 · -26.5%
• By 2100: 21,318 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+48.2) · D 25.4% · R 73.7%
• 2008→2024 swing: -39.0pp toward R · 2008: -9.3pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.2 2016: R+43.8 2012: R+16.3 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.45%
• Current HPI: 211.2824
• 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

+71.7% since first listed

16 events — show timeline

• 2026-05-26 Listed $97,000 FSBO.com
• 2026-05-10 Price Changed $64,000 NORIS
• 2025-10-14 Price Changed $70,000 NORIS
• 2025-10-13 Price Changed $58,000 NORIS
• 2025-10-09 Price Changed $79,000 NORIS
• 2015-08-22 Sold (MLS) $64,500 NORIS
• 2015-08-20 Sold (Public Records) $64,500 Public Records
• 2015-08-12 Price Changed $64,500 NORIS
• 2014-10-24 Listed $64,000 NORIS
• 2007-01-09 Sold (MLS) $79,000 NORIS
• 2006-10-30 Listed $79,900 NORIS
• 2005-01-25 Sold (MLS) $58,000 NORIS
• 2004-08-23 Listed $61,950 NORIS
• 2002-05-20 Sold (MLS) $70,000 NORIS
• 2001-06-21 Listed $75,900 NORIS
• 1993-12-21 Sold (Public Records) $56,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,718 · +0.0% YoY. Source: county tax records.