888 Beal Rd · Lincoln Heights, OH 44905

$60,000

2 bd · 2.0 ba · 1,130 sqft · SingleFamily public records · 107 Days on market

Built 1940 1.56 ac lot ↓ 40% since listing

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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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled Home located in Madison schools! Home features 3 bedrooms, 2 full baths including master bed and bath. All new windows, flooring, both bathrooms have been remodeled, fresh paint and kitchen has all new cabinets with granite counters. This home has 1.55 acres, nice shed building, new deck on the front of the house. You will not find another home that has everything new in this price range. Don't miss out on the opportunity of the deal you can't beat!

Key facts

• 1.56 acre lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank
• Home design: Single-story home
• Construction: Vinyl siding; Shingle roof; Built according to public records
• Exterior features: Property on approximately 1.56 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas heating
• Interior features: Full basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#534 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime B+; Watch: housing D, schools D-, amenities F.
• Madison Local (suburban): math 48% / reading 56% proficiency, ranked #430 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Richland County population projected at -18% 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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: property tax is 4.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $3,700
• Equity at exit: $8,946

10-year hold

• IRR: 15.2%
• Equity multiple: 2.24×
• Total profit: $20,836
• Equity at exit: $5,188

Cash invested: $16,800 (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 44905

• Home prices YoY: -24.4%
• Active inventory: 33
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$244 /mo · $2,931/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $209

Break-even live

Break-even rent $739

Max offer price $60,000

Occupancy floor 74%

Sensitivity live

Price	-10% $420	-5% $399	+0% $209	+5% $192	+10% $175
Rent	-10% $130	-5% $169	+0% $209	+5% $249	+10% $288
Rate	-1.0pp $239	-0.5pp $224	base $209	+0.5pp $193	+1.0pp $178

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $60,000 Active 107 DOM
2. 2026-06-21
   days on market $60,000 Active 106 DOM
3. 2026-06-18
   days on market $60,000 Active 104 DOM
4. 2026-06-17
   days on market $60,000 Active 103 DOM
5. 2026-06-16
   days on market $60,000 Active 102 DOM
6. 2026-06-15
   days on market $60,000 Active 101 DOM
7. 2026-06-13
   days on market $60,000 Active 99 DOM
8. 2026-06-12
   days on market $60,000 Active 98 DOM
9. 2026-06-09
   days on market $60,000 Active 95 DOM
10. 2026-06-08
    days on market $60,000 Active 94 DOM
11. 2026-06-08
    remarks 699-char remark
12. 2026-06-08
    listed $60,000 Active 93 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: $2,931 · $244/mo
• Projected year-2 tax: $2,931 · $244/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,042
• − Mortgage interest: −$3,361
• − Property taxes: −$2,931
• − Insurance: −$300
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$1,745
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,080/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: Madison Local
• NCES district ID: 3904945
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $39,880
• Composite: 43.45/100
• National rank: #3007
• State rank: #430 of 656 in OH

Livability — Lincoln Heights

• Score: 69/100
• State rank: #534
• US rank: #9027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland · 128,966 people
• Metro: Mansfield, OH
• Population (ZIP): 16,254
• Household income: $55,716
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 3.1

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Iranian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.07%
• Current HPI: 264.3148
• 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

-39.9% since first listed

3 events — show timeline

• 2026-03-04 Listed $60,000 MLSNOW
• 2017-07-31 Sold (MLS) $94,000 MARMLS
• 2017-05-22 Listed $99,900 MARMLS

Property tax history

+20.5%/yr

Latest (2025): $2,931 · +0.1% YoY. Source: county tax records.