534 Shasta Dr · Lancaster, OH 43130

$155,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 1 Days on market

Built 1973 9,583 sqft lot Est $145k · 7% over

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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 +13.2/30.0
• ARV discount +4.5/15.0
• Livability +4.3/5.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDYMAN'S SPECIAL! Unleash your creativity with this 2-bedroom, 1-bath home featuring an attached two-car garage. The gas hot water tank was replaced in 2023. Currently rented for $800 a month on a verbal lease, the long-term tenant has called this place home for 18 years. All showings require a 24-hour notice. The tenant owns the stove, washer, and dryer, while the landlord owns the refrigerator. AEP will install new lines in the backyard, with work set to begin in November. Part of the fence will be removed but not replaced for this project.

Key facts

• First floor laundry
• New water heater
• Brand new carpet

Tags

• BRAND NEW CARPET
• NEW WATER HEATER
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family home; One story; Built in 1973; No shared/common walls
• Construction: Slab foundation
• Exterior features: Patio; Lot approximately 0.22 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated partial windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (17.4% below list).
• Recommended offer: $128k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Lancaster — 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 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Lancaster City (town): math 38% / reading 51% proficiency, ranked #504 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gorsuch West Elementary School (math 31% / reading 42%, grade F, #1,105 of 1,584 statewide, top 70%, 580 students, 73% FRL); General Sherman Junior High School (math 42% / reading 47%, grade D, #477 of 654 statewide, top 74%, 707 students, 56% FRL); Lancaster High School (math 35% / reading 65%, grade D+, #384 of 781 statewide, top 49%, 1,848 students, 53% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 201 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $129k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $128,073 (17.4% below list)

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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $145,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Shasta Dr	0.00mi	2/1.0	816 (0%)	1mo	$145,000	$178	99
32 2nd St	0.41mi	1/1.0 (-1)	840 (+3%)	2mo	$26,222	$31	70
126 7th St	0.51mi	2/1.0	842 (+3%)	11mo	$108,000	$128	62
635 Brannon Dr	0.24mi	3/1.0 (+1)	925 (+13%)	2mo	$235,000	$254	60
331 16th St	0.51mi	2/1.0	897 (+10%)	2mo	$68,000	$76	58
1647 Union St	0.52mi	2/1.0	768 (-6%)	9mo	$205,000	$267	58
1821 Shoshone Dr	0.37mi	3/1.0 (+1)	888 (+9%)	8mo	$194,900	$219	57
331 1/2 16th St	0.51mi	3/1.0 (+1)	744 (-9%)	4mo	$107,500	$144	53
420 Twentyfirst St	0.50mi	2/1.5	726 (-11%)	8mo	$90,000	$124	50
507 Shoshone Dr	0.31mi	3/1.0 (+1)	925 (+13%)	10mo	$195,000	$211	50
255 9th St	0.52mi	1/1.0 (-1)	726 (-11%)	6mo	$100,000	$138	47
1738 W Mulberry St	0.41mi	3/1.0 (+1)	925 (+13%)	10mo	$239,000	$258	45

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.48×
• Total profit: $-22,415
• Equity at exit: $23,111

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-7,291
• Equity at exit: $13,402

Cash invested: $43,400 (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 43130

• Rents YoY: 5.2%
• Active inventory: 201
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-3

Break-even live

Break-even rent $1,285

Max offer price $154,425

Occupancy floor 95%

Sensitivity live

Price	-10% $84	-5% $41	+0% $-3	+5% $-47	+10% $-91
Rent	-10% $-104	-5% $-54	+0% $-3	+5% $47	+10% $98
Rate	-1.0pp $75	-0.5pp $36	base $-3	+0.5pp $-43	+1.0pp $-84

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Slocum Ave Unit A Lancaster, OH	2.0	1.0	800	$1,200	$1.50	45d	1	1.17mi
607 Slocum Ave Unit B Lancaster, OH	2.0	1.0	625	$1,050	$1.68	45d	1	1.17mi
1733 Bellmeadow Dr Lancaster, OH	1.0–3.0	1.0–2.5	993	$1,607	$1.62	0d	10	1.26mi

Listing history 10 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $155,000 Active
3. 2024-11-12
   soldstatus $129,000
4. 2024-11-06
   soldstatus $129,000 Closed 558-char remark

   Show marketing remark (558 chars)

   HANDYMAN'S SPECIAL! Unleash your creativity with this 2-bedroom, 1-bath home featuring an attached two-car garage. The gas hot water tank was replaced in 2023. Currently rented for $800 a month on a verbal lease, the long-term tenant has called this place home for 18 years. All showings require a 24-hour notice. The tenant owns the stove, washer, and dryer, while the landlord owns the refrigerator. AEP will install new lines in the backyard, with work set to begin in November. Part of the fence will be removed but not replaced for this project.

5. 2024-10-23
   status Pending 558-char remark

   Show marketing remark (558 chars)

   HANDYMAN'S SPECIAL! Unleash your creativity with this 2-bedroom, 1-bath home featuring an attached two-car garage. The gas hot water tank was replaced in 2023. Currently rented for $800 a month on a verbal lease, the long-term tenant has called this place home for 18 years. All showings require a 24-hour notice. The tenant owns the stove, washer, and dryer, while the landlord owns the refrigerator. AEP will install new lines in the backyard, with work set to begin in November. Part of the fence will be removed but not replaced for this project.

6. 2024-10-21
   listed $129,888 Active 558-char remark

   Show marketing remark (558 chars)

   HANDYMAN'S SPECIAL! Unleash your creativity with this 2-bedroom, 1-bath home featuring an attached two-car garage. The gas hot water tank was replaced in 2023. Currently rented for $800 a month on a verbal lease, the long-term tenant has called this place home for 18 years. All showings require a 24-hour notice. The tenant owns the stove, washer, and dryer, while the landlord owns the refrigerator. AEP will install new lines in the backyard, with work set to begin in November. Part of the fence will be removed but not replaced for this project.

7. 2005-01-25
   soldstatus $86,500
8. 2004-12-22
   soldstatus $86,500 335-char remark

   Show marketing remark (335 chars)

   Approx 11 yrs. old-insulated vinyl windows except front bay window, siding & roof approx 8 yrs old, 12x20 cov. concrete patio, chain link fenced rear yard, furn. & c/a approx 10 yrs old, washer & dryer, r/o & ref. to stay. seller providing gas line warranty thru Gico, easy commute to Rt 33,Rt 22 & Rt 188.

9. 2004-12-13
   historical 335-char remark

   Show marketing remark (335 chars)

   Approx 11 yrs. old-insulated vinyl windows except front bay window, siding & roof approx 8 yrs old, 12x20 cov. concrete patio, chain link fenced rear yard, furn. & c/a approx 10 yrs old, washer & dryer, r/o & ref. to stay. seller providing gas line warranty thru Gico, easy commute to Rt 33,Rt 22 & Rt 188.

10. 2004-10-08
    listed $94,900 335-char remark

    Show marketing remark (335 chars)

    Approx 11 yrs. old-insulated vinyl windows except front bay window, siding & roof approx 8 yrs old, 12x20 cov. concrete patio, chain link fenced rear yard, furn. & c/a approx 10 yrs old, washer & dryer, r/o & ref. to stay. seller providing gas line warranty thru Gico, easy commute to Rt 33,Rt 22 & Rt 188.

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$383/yr (+$32/mo · 23.2%)

ⓘ 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 4/10 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: $15,369
• − Mortgage interest: −$8,682
• − Property taxes: −$1,651
• − Insurance: −$775
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$4,509
• Taxable loss: −$2,708
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $611/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: Lancaster City
• NCES district ID: 3904420
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $41,696
• Composite: 37.39/100
• National rank: #4427
• State rank: #504 of 656 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, OH
• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• Metro: Columbus, OH
• 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

+63.3% since first listed

10 events — show timeline

• 2026-05-21 Pending — CBRMLS
• 2026-05-19 Listed $155,000 CBRMLS
• 2024-11-12 Sold (Public Records) $129,000 Public Records
• 2024-11-06 Sold (MLS) $129,000 CBRMLS
• 2024-10-23 Pending — CBRMLS
• 2024-10-21 Listed $129,888 CBRMLS
• 2005-01-25 Sold (Public Records) $86,500 Public Records
• 2004-12-22 Sold (MLS) $86,500 CBRMLS
• 2004-12-13 Listing Removed — CBRMLS
• 2004-10-08 Listed $94,900 CBRMLS

Property tax history

+5.5%/yr

Latest (2025): $1,651 · -2.9% YoY. Source: county tax records.