211 N Main St · Pleasantville, OH 43148

$1

2 bd · 1.0 ba · 1,304 sqft · SingleFamily public records

Built 1900 0.29 ac lot

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Why this score? — see what drove the D- 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on March 10, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 0.29 acre lot
• Built 1900

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $232,112 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-64 ($-763/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).

Location & tenants

• Location reads 58/100 on livability (#1,057 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities F, commute F.
• Fairfield Union Local (rural): math 45% / reading 64% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 348168.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $232,112
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Pearl St	0.13mi	3/1.0 (+1)	1,290 (-1%)	3mo	$230,000	$178	85
317 N Main St	0.11mi	3/2.0 (+1)	1,472 (+13%)	2mo	$44,110	$30	63
304 E Columbus St	0.22mi	3/1.0 (+1)	1,488 (+14%)	8mo	$215,000	$144	55
3085 Pleasantville Rd NE	0.62mi	3/2.0 (+1)	1,272 (-2%)	23mo	$306,000	$241	39

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-41,632
• Equity at exit: $34,609

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-41,346
• Equity at exit: $20,069

Cash invested: $64,991 (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 43148

• Home prices YoY: -25.5%
• Active inventory: 8

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,217
• Tax est. 1.5%: −$290 /mo · $3,482/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-64

Break-even live

Break-even rent $2,030

Max offer price $222,913

Occupancy floor 98%

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: $58,028
• Closing costs: $6,963
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4790 Lancaster Thornville Rd NE Pleasantville, OH	3.0	1.0	1624	$1,950	$1.20	1d	1	1.38mi

Listing history 4 events

1. 2026-03-10
   status Pending
2. 2026-03-02
   listed $1
3. 2026-03-02
   historical
4. 2000-10-26
   soldstatus $27,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$13,002
• − Property taxes: −$3,482
• − Insurance: −$1,161
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,752
• Taxable loss: −$4,740
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $375/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: Fairfield Union Local
• NCES district ID: 3904687
• Math proficiency: 45% ▼ -20.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $55,671
• Composite: 46.99/100
• National rank: #2351
• State rank: #365 of 656 in OH

Livability — Pleasantville

• Score: 58/100
• State rank: #1057
• US rank: #21095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, OH
• County: Fairfield · 186,676 people
• Metro: Columbus, OH
• Population (ZIP): 1,936
• Household income: $72,759
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 3.1

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.38%
• Current HPI: 246.2198
• 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

4 events — show timeline

• 2026-03-10 Pending — CBRMLS
• 2026-03-02 Listing Removed — CBRMLS
• 2026-03-02 Listed $1 CBRMLS
• 2000-10-26 Sold (Public Records) $27,000 Public Records

Property tax history

+25.4%/yr

Latest (2025): $797 · +62.9% YoY. Source: county tax records.