420 W Canal · Ansonia, OH 45303

$99,500

3 bd · 1.0 ba · 1,447 sqft · SingleFamily public records · 38 Days on market

Built 1912 0.26 ac lot $69/sqft · 41% below area Est $170k · 41% under

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Why this score? — see what drove the A- 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• Appreciation +9.1/10.0
• 1% rule +6.8/10.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the charm of a a small town lifestyle at this two-story residence, perfectly situated to offer peaceful evenings by the creek. This inviting home boasts a well-designed layout featuring three comfortable bedrooms and an updated full bathroom on the second floor. The main level provides ample space for daily living and entertaining, encompassing a welcoming living room, a distinct dining room, and a functional kitchen. Convenience is paramount with a dedicated laundry room and a practical mudroom, thoughtfully located just off the garage. The property offers a generous living area of 1447 square feet on a pleasant 0.21-acre lot, providing a wonderful yard for relaxation and enjoyment. Take this exceptional opportunity to make this home your own. All information is gathered from the seller, Darke County Auditor Website, and Darke County GIS department. Information is not guaranteed or warranted. Room sizes are approximate. Verify all information.

Key facts

• 0.26 acre lot
• Garage
• Built 1912

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached 1-car garage
• Home design: 2-story home
• Construction: Frame construction; Vinyl siding
• Exterior features: Deck; Porch; Lot approximately 0.257 acres; Lot dimensions 50 x 224; Residential zoning

Interior

• Kitchen: Kitchen on main level (12 x 11)
• Bedrooms: Second-floor bedroom (11 x 9); Second-floor bedroom (12 x 9); Second-floor bedroom (15 x 13)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Propane heating
• Interior features: Partial unfinished basement
• Laundry & utility: Main-level utility room (13 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#416 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: health & safety C-, employment D, amenities F.
• Ansonia Local (rural): math 69% / reading 69% proficiency, ranked #170 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($688 loan paydown + $8k appreciation (8.2% local appreciation)).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $40k; list at $100k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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. 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?
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: 1.18% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $169,985
• List price: $99,500
• Delta: -41.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 W High St	0.13mi	3/2.0	1,498 (+4%)	2mo	$205,000	$137	83
231 N Main St	0.26mi	3/1.0	1,634 (+13%)	2mo	$137,500	$84	65
616 N Main St	0.39mi	4/1.0 (+1)	1,238 (-14%)	9mo	$90,000	$73	45
212 E Elroy Ansonia Rd	0.59mi	3/2.0	1,624 (+12%)	10mo	$202,000	$124	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.17×
• Total profit: $60,558
• Equity at exit: $77,320

10-year hold

• IRR: 26.6%
• Equity multiple: 6.83×
• Total profit: $162,435
• Equity at exit: $155,156

Cash invested: $27,860 (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 45303

• Home prices YoY: 3.6%
• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $282

Break-even live

Break-even rent $818

Max offer price $99,500

Occupancy floor 71%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $99,500 Active 38 DOM
2. 2026-06-17
   days on market $99,500 Active 37 DOM
3. 2026-06-16
   days on market $99,500 Active 36 DOM
4. 2026-06-15
   days on market $99,500 Active 35 DOM
5. 2026-06-13
   days on market $99,500 Active 33 DOM
6. 2026-06-12
   days on market $99,500 Active 32 DOM
7. 2026-06-09
   days on market $99,500 Active 29 DOM
8. 2026-06-08
   days on market $99,500 Active 28 DOM
9. 2026-06-07
   days on market $99,500 Active 27 DOM
10. 2026-06-05
    days on market $99,500 Active 25 DOM
11. 2026-06-04
    days on market $99,500 Active 23 DOM
12. 2026-06-02
    days on market $99,500 Active 22 DOM
13. 2026-06-01
    days on market $99,500 Active 21 DOM
14. 2026-05-31
    days on market $99,500 Active 20 DOM
15. 2026-05-14
    price $99,500
16. 2026-05-14
    historical
17. 2026-05-11
    listed $99,500 Active 968-char remark

    Show marketing remark (968 chars)

    Discover the charm of a a small town lifestyle at this two-story residence, perfectly situated to offer peaceful evenings by the creek. This inviting home boasts a well-designed layout featuring three comfortable bedrooms and an updated full bathroom on the second floor. The main level provides ample space for daily living and entertaining, encompassing a welcoming living room, a distinct dining room, and a functional kitchen. Convenience is paramount with a dedicated laundry room and a practical mudroom, thoughtfully located just off the garage. The property offers a generous living area of 1447 square feet on a pleasant 0.21-acre lot, providing a wonderful yard for relaxation and enjoyment. Take this exceptional opportunity to make this home your own. All information is gathered from the seller, Darke County Auditor Website, and Darke County GIS department. Information is not guaranteed or warranted. Room sizes are approximate. Verify all information.

18. 2026-05-11
    listed $99,500 Active

    Show marketing remark (968 chars)

    Discover the charm of a a small town lifestyle at this two-story residence, perfectly situated to offer peaceful evenings by the creek. This inviting home boasts a well-designed layout featuring three comfortable bedrooms and an updated full bathroom on the second floor. The main level provides ample space for daily living and entertaining, encompassing a welcoming living room, a distinct dining room, and a functional kitchen. Convenience is paramount with a dedicated laundry room and a practical mudroom, thoughtfully located just off the garage. The property offers a generous living area of 1447 square feet on a pleasant 0.21-acre lot, providing a wonderful yard for relaxation and enjoyment. Take this exceptional opportunity to make this home your own. All information is gathered from the seller, Darke County Auditor Website, and Darke County GIS department. Information is not guaranteed or warranted. Room sizes are approximate. Verify all information.

19. 2026-04-11
    price $119,900
20. 2026-04-11
    price $119,900
21. 2026-03-30
    listed $129,900 Active
22. 2010-07-15
    soldstatus $40,000
23. 1993-10-19
    soldstatus $18,500
24. 1992-12-18
    soldstatus $24,000

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $1,273 · $106/mo
• Expected delta: +$279/yr (+$23/mo · 28.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,097
• − Mortgage interest: −$5,574
• − Property taxes: −$995
• − Insurance: −$498
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,895
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $2,931/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: Ansonia Local
• NCES district ID: 3904662
• Math proficiency: 69% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $44,736
• Composite: 58.04/100
• National rank: #1034
• State rank: #170 of 656 in OH

Livability — Ansonia

• Score: 71/100
• State rank: #416
• US rank: #6854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonia, OH
• County: Darke · 50,606 people
• Population (ZIP): 2,169
• Household income: $54,669
• Rent vs Own: 23.0% rent · 77.0% own

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 1% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.25%
• Current HPI: 236.5453
• 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

+314.6% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $99,500 WRIST
• 2026-05-14 Listing Removed — WRIST
• 2026-05-11 Listed $99,500 Dayton MLS
• 2026-05-11 Listed $99,500 WRIST
• 2026-04-11 Price Changed $119,900 WRIST
• 2026-04-11 Price Changed $119,900 Dayton MLS
• 2026-03-30 Listed $129,900 WRIST
• 2010-07-15 Sold (Public Records) $40,000 Public Records
• 1993-10-19 Sold (Public Records) $18,500 Public Records
• 1992-12-18 Sold (Public Records) $24,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $995 · -0.1% YoY. Source: county tax records.