204 Oak St · Bethesda, OH 43719

$160,000

3 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 36 Days on market

Built 1900 7,078 sqft 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 +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 204 Oak St in Bethesda, Ohio! This completely move-in-ready home offers 3 bedrooms and 1 full bathroom with numerous recent renovations throughout. The kitchen features brand new butcher block counter tops. Main floor laundry is always a plus! Brand new HVAC and heat pump, new carpet, flooring throughout. Enjoy the perfect balance of privacy while still being conveniently close to town amenities. The property also features a garage and a small workshop out back, ideal for hobbies, storage, or extra workspace. A great opportunity for buyers looking for a well-maintained home with both comfort and functionality.

Key facts

• Updated electric
• Main floor laundry
• Move in ready

Tags

• MOVE IN READY
• BUTCHER BLOCK COUNTER TOPS
• MAIN FLOOR LAUNDRY
• BRAND NEW HVAC
• UPDATED PLUMBING
• UPDATED ELECTRIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-33 ($-400/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (25.1% below list).
• Recommended offer: $120k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#520 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Union Local (rural): math 39% / reading 60% proficiency, ranked #450 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Local Elementary School (math 49% / reading 58%, grade C, #834 of 1,584 statewide, top 53%, 635 students, 43% FRL); Union Local Middle School (math 39% / reading 61%, grade C, #416 of 654 statewide, top 64%, 342 students, 32% FRL); Union Local High School (math 17% / reading 62%, grade F, #528 of 781 statewide, top 71%, 434 students, 26% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 12 active listings in the ZIP; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Belmont County population projected at -15% 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,888 (25.1% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 11.1

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: 6.7%
• Equity multiple: 1.38×
• Total profit: $17,095
• Equity at exit: $71,943

10-year hold

• IRR: 9.5%
• Equity multiple: 2.42×
• Total profit: $63,772
• Equity at exit: $110,873

Cash invested: $44,800 (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 43719

• Active inventory: 12
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-33

Break-even live

Break-even rent $1,241

Max offer price $154,118

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $12	+0% $-33	+5% $-79	+10% $-124
Rent	-10% $-128	-5% $-81	+0% $-33	+5% $14	+10% $61
Rate	-1.0pp $47	-0.5pp $7	base $-33	+0.5pp $-75	+1.0pp $-117

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-01-20
   status Pending
2. 2026-01-06
   price $160,000
3. 2025-12-15
   listed $165,000 Active
4. 2024-03-12
   soldstatus $1,048,000
5. 2010-11-12
   soldstatus $30,000
6. 1999-03-24
   soldstatus $70,000
7. 1997-11-26
   soldstatus $67,500
8. 1995-07-06
   soldstatus $58,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$800/yr (+$67/mo · 89.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,387
• − Mortgage interest: −$8,962
• − Property taxes: −$896
• − Insurance: −$800
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,655
• Taxable loss: −$3,229
• Est. tax savings @ 24.0%: +$775
• 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: Union Local
• NCES district ID: 3904601
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,288
• Composite: 41.74/100
• National rank: #3402
• State rank: #450 of 656 in OH

Livability — Bethesda

• Score: 69/100
• State rank: #520
• US rank: #8860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethesda, OH
• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 2,471
• Household income: $49,700
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 1.6

Population outlook (Belmont County) Hauer SSP2

• Today (2025): 66,568 people
• By 2030: 64,818 · -2.6%
• By 2040: 60,702 · -8.8%
• By 2050: 56,427 · -15.2%
• By 2075: 46,222 · -30.6%
• By 2100: 34,611 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Hungarian 2%
• Foreign-born: 1%

Political lean MEDSL · Belmont

• 2024 margin: Solid R (+47.3) · D 26.0% · R 73.3%
• 2008→2024 swing: -50.0pp toward R · 2008: 2.7pp · 2024: -47.3pp
• All cycles: 2024: R+47.3 2020: R+43.6 2016: R+39.5 2012: R+8.4 2008: D+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+175.9% since first listed

8 events — show timeline

• 2026-01-20 Pending — MLSNOW
• 2026-01-06 Price Changed $160,000 MLSNOW
• 2025-12-15 Listed $165,000 MLSNOW
• 2024-03-12 Sold (Public Records) $1,048,000 Public Records
• 2010-11-12 Sold (Public Records) $30,000 Public Records
• 1999-03-24 Sold (Public Records) $70,000 Public Records
• 1997-11-26 Sold (Public Records) $67,500 Public Records
• 1995-07-06 Sold (Public Records) $58,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $896 · +1.5% YoY. Source: county tax records.