1215 Rawlings St · Washington Court House, OH 43160

$114,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 56 Days on market

Built 1940 8,276 sqft lot $158/sqft · at area comps Est $117k · at est.

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Why this score? — see what drove the C- 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 +20.2/30.0
• ARV discount +8.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable livable housing. This 2 bedroom 1 bath home offers an ideal opportunity for investors looking to add to their rental portfolios or buyers looking to build equity

Key facts

• 8,276 sq ft lot
• Built 1940
• Listed 56 days

Property features AI

Finance

• Other: Standard listing conditions
• Financial info: Annual taxes listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1940; No common walls
• Construction: Block foundation (existing); Built in 1940
• Exterior features: Block foundation; Lot approximately 0.19 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement; 728 total living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (4.3% below list).
• Recommended offer: $110k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.5% in Washington Court House — 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 77/100 on livability (#191 in OH, #2,912 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Washington Court House City (town): math 54% / reading 54% proficiency, ranked #409 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fayette County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (4.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $117,238
• List price: $114,900
• Delta: -1.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1222 E Paint St	0.06mi	2/1.0	720 (-1%)	1mo	$71,200	$99	95
207 Florence St	0.29mi	2/1.0	696 (-4%)	1mo	$140,000	$201	78
812 E Temple St	0.38mi	1/1.0 (-1)	768 (+6%)	6mo	$95,000	$124	63
613 Delaware St	0.50mi	2/1.0	750 (+3%)	16mo	$129,900	$173	59
1226 Rawlings St	0.05mi	2/2.5	789 (+8%)	24mo	$191,000	$242	58
713 Willard St	0.47mi	2/1.0	648 (-11%)	14mo	$114,000	$176	48
623 Rawling St	0.50mi	2/1.0	792 (+9%)	22mo	$50,000	$63	44

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,358
• Equity at exit: $17,132

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $3,700
• Equity at exit: $9,934

Cash invested: $32,172 (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 43160

• Active inventory: 118
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $146

Break-even live

Break-even rent $915

Max offer price $114,900

Occupancy floor 82%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 W Paint St Unit 1 Washington Court House, OH	1.0	1.0	700	$1,100	$1.57	43d	1	0.95mi

Listing history 18 events

1. 2026-06-18
   days on market $114,900 Active 56 DOM
2. 2026-06-17
   days on market $114,900 Active 55 DOM
3. 2026-06-16
   days on market $114,900 Active 54 DOM
4. 2026-06-15
   days on market $114,900 Active 53 DOM
5. 2026-06-13
   days on market $114,900 Active 51 DOM
6. 2026-06-12
   days on market $114,900 Active 50 DOM
7. 2026-06-09
   days on market $114,900 Active 47 DOM
8. 2026-06-08
   days on market $114,900 Active 46 DOM
9. 2026-06-08
   days on market $114,900 Active 45 DOM
10. 2026-06-04
    days on market $114,900 Active 41 DOM
11. 2026-06-02
    days on market $114,900 Active 40 DOM
12. 2026-06-01
    days on market $114,900 Active 39 DOM
13. 2026-05-31
    days on market $114,900 Active 38 DOM
14. 2026-04-23
    historical
15. 2026-04-23
    listed $114,900 Active 172-char remark
16. 2026-04-17
    listed $114,900 Active
17. 2009-04-28
    historical
18. 2009-04-03
    listed $36,000

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$460/yr (+$38/mo · 52.7%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,436
• − Property taxes: −$873
• − Insurance: −$574
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,343
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,783/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: Washington Court House City
• NCES district ID: 3910011
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $36,060
• Composite: 44.77/100
• National rank: #2747
• State rank: #409 of 656 in OH

Livability — Washington Court House

• Score: 77/100
• State rank: #191
• US rank: #2912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington Court House, OH
• County: Fayette · 25,566 people
• City population: 21,966
• Population (ZIP): 21,966
• Household income: $57,475
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 6.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.13%
• Current HPI: 240.7307
• 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

+219.2% since first listed

5 events — show timeline

• 2026-04-23 Listed $114,900 CBRMLS
• 2026-04-23 Listing Removed — CBRMLS
• 2026-04-17 Listed $114,900 CBRMLS
• 2009-04-28 Listing Removed — CBRMLS
• 2009-04-03 Listed $36,000 CBRMLS

Property tax history

+3.0%/yr

Latest (2025): $873 · -8.9% YoY. Source: county tax records.