520 High St · Pleasant City, OH 43772

$39,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 4 Days on market

Built 1900 8,276 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for your next investment property or renovation project? This home is full of potential and is being sold as-is. The layout includes an eat-in kitchen, first-floor full bath, laundry area, living room with laminate flooring, and two bedrooms. The property will need repairs, including roof/shingle work and additional interior updates, but offers a great opportunity for the right buyer. No appliances convey. Schedule your showing and bring your ideas!

Key facts

• 8,276 sq ft lot
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story property; Vinyl siding exterior
• Construction: Built according to public records; Asphalt roof; Block foundation
• Exterior features: Public water; Public sewer; Lot approximately 0.19 acres

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Has heating
• Interior features: Basement present; Fixer condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($816 rent vs $40k).

Location & tenants

• Location reads 60/100 on livability (#965 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, health & safety D, schools F.
• Rolling Hills Local (rural): math 44% / reading 54% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 37 units permitted in Guernsey County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $1k appreciation (3.4% local appreciation)).
• Guernsey County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.08%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 3.64×
• Total profit: $29,466
• Equity at exit: $18,879

10-year hold

• IRR: 45.5%
• Equity multiple: 7.31×
• Total profit: $70,532
• Equity at exit: $29,845

Cash invested: $11,172 (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 43772

• Home prices YoY: 2.3%
• Active inventory: 7
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $816 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $373

Break-even live

Break-even rent $344

Max offer price $39,900

Occupancy floor 49%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-20
   listed $39,900 Active
2. 2008-07-01
   historical
3. 2005-09-29
   listed $14,500

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $586 · $49/mo
• Expected delta: +$36/yr (+$3/mo · 6.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,796
• − Mortgage interest: −$2,235
• − Property taxes: −$550
• − Insurance: −$200
• − Repairs & maintenance: −$784
• − Management: −$784
• − Depreciation: −$1,161
• Taxable income: $4,083
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $3,498/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: Rolling Hills Local
• NCES district ID: 3904730
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $39,979
• Composite: 40.96/100
• National rank: #3602
• State rank: #463 of 656 in OH

Livability — Pleasant City

• Score: 60/100
• State rank: #965
• US rank: #18629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant City, OH
• County: Noble · 16,074 people
• Population (ZIP): 1,628
• Household income: $62,909
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 6.5

Population outlook (Guernsey County) Hauer SSP2

• Today (2025): 37,281 people
• By 2030: 35,900 · -3.7%
• By 2040: 32,861 · -11.9%
• By 2050: 29,700 · -20.3%
• By 2075: 22,199 · -40.5%
• By 2100: 15,192 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 3% Iranian 2% Italian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Guernsey

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.7%
• 2008→2024 swing: -43.0pp toward R · 2008: -9.1pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.4 2016: R+42.6 2012: R+9.7 2008: R+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.41%
• Current HPI: 150.8843
• 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

+175.2% since first listed

3 events — show timeline

• 2026-05-20 Listed $39,900 MLSNOW
• 2008-07-01 Listing Removed — CBRMLS
• 2005-09-29 Listed $14,500 CBRMLS

Property tax history

+4.7%/yr

Latest (2025): $550 · +6.2% YoY. Source: county tax records.