101 N Church St · Edon, OH 43518

$105,000

3 bd · 1.5 ba · 1,393 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,098 sqft lot Est $162k · 35% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charm & updates abound in this adorable bungalow! Upgraded kitchen with massive island and vaulted ceiling (plus tons or storage and a double oven). Newer laminate flooring & replacement windows. Awesome bathroom with walk-in tile shower & separate jetted tub! Fenced yard, updated landscaping, and an incredible porch, too! Main floor office could be a 3rd bedroom. Metal roof done Oct '18.

Key facts

• Updated siding
• Separate jetted tub
• Laundry area

Tags

• UPDATED WINDOWS
• UPDATED SIDING
• UPDATED ROOF
• WALK IN SHOWER
• SEPARATE JETTED TUB
• LAUNDRY AREA

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Sanitary sewer
• Home design: Single-family residence; House with two levels (2 stories); Not attached to other structures
• Construction: Vinyl siding; Block foundation and crawl space; Metal and shingle roof
• Exterior features: Front porch; Lot approximately 0.14 acres

Interior

• Kitchen: Kitchen on main level (approx. 17 x 13)
• Bedrooms: Bedroom 2 on upper level (12 x 17); Bedroom 3 on upper level (11 x 16)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 baths)
• Heating & cooling: Forced air heating
• Interior features: Vaulted ceilings; Primary bathroom with separate shower; Unfinished basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 65/100 on livability (#744 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: crime D+, amenities F, commute F.
• Edon Northwest Local (rural): math 62% / reading 70% proficiency, ranked #207 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; solid renter incomes; 40 units permitted in Williams County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

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. 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: 1.15% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $161,588
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Walz St	0.26mi	4/2.5 (+1)	1,376 (-1%)	2mo	$185,000	$134	75
110 N Main St	0.09mi	4/1.0 (+1)	1,440 (+3%)	19mo	$149,900	$104	67
116 E Indiana St	0.05mi	3/1.0	1,504 (+8%)	24mo	$149,350	$99	62
403 W Indiana St	0.36mi	3/1.0	1,300 (-7%)	15mo	$105,000	$81	57
401 N Summit St	0.30mi	4/2.0 (+1)	1,509 (+8%)	10mo	$235,000	$156	57
801 W Indiana	0.70mi	3/2.0	1,408 (+1%)	12mo	$162,900	$116	53

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,978
• Equity at exit: $15,656

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $17,680
• Equity at exit: $9,078

Cash invested: $29,400 (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 43518

• Home prices YoY: -12.9%
• Active inventory: 8
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $236

Break-even live

Break-even rent $912

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $105,000 Active 3 DOM
2. 2026-06-18
   days on market $105,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $105,000 Active 1 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: $1,509 · $126/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: +$65/yr (+$5/mo · 4.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,521
• − Mortgage interest: −$5,882
• − Property taxes: −$1,509
• − Insurance: −$525
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,055
• Taxable income: $1,228
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,536/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: Edon Northwest Local
• NCES district ID: 3905062
• Math proficiency: 62% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $45,130
• Composite: 55.56/100
• National rank: #1240
• State rank: #207 of 656 in OH

Livability — Edon

• Score: 65/100
• State rank: #744
• US rank: #13424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edon, OH
• County: Williams · 37,585 people
• Population (ZIP): 3,003
• Household income: $88,910
• Rent vs Own: 13.8% rent · 86.2% own

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Romanian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -37.70%
• Current HPI: 253.3001
• 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

+218.2% since first listed

17 events — show timeline

• 2026-06-14 Listed $105,000 NORIS
• 2025-10-14 Price Changed $97,300 NORIS
• 2025-10-14 Price Changed $83,500 NORIS
• 2025-10-14 Price Changed $78,000 NORIS
• 2019-12-05 Sold (Public Records) $97,300 Public Records
• 2019-12-04 Sold (MLS) $97,300 NORIS
• 2019-10-09 Listed $99,000 NORIS
• 2016-07-07 Sold (Public Records) $83,500 Public Records
• 2016-07-07 Sold (MLS) $83,500 NORIS
• 2016-07-06 Price Changed $88,900 NORIS
• 2016-03-30 Listed $88,900 NORIS
• 2014-06-16 Sold (Public Records) $78,000 Public Records
• 2014-06-13 Sold (MLS) $78,000 NORIS
• 2014-06-06 Price Changed $82,000 NORIS
• 2013-12-16 Listed $82,000 NORIS
• 2006-09-12 Sold (Public Records) $49,000 Public Records
• 2005-11-15 Sold (Public Records) $33,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,509 · +0.0% YoY. Source: county tax records.