510 John St · Galion, OH 44833

$99,900

3 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 64 Days on market

Built 1930 0.26 ac lot $75/sqft · 39% below area Est $165k · 39% under

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Why this score? — see what drove the B 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid investment vibes! Spectacular opportunity for investors or buyers looking to build equity on nearly a quarter acre lot! Recent updates include a new gas water heater, toilet, and plumbing improvements completed just two years ago. Whether you're looking to generate rental income or renovate into a comfortable single-family home, this property offers strong potential with key updates already in place. This property also features a 16x20 detached one-car garage offering excellent storage or workspace potential. Bring your vision and make it your own!

Key facts

• New gas water heater
• Quarter acre lot
• 0.26 acre lot

Tags

• QUARTER ACRE LOT
• NEW GAS WATER HEATER
• PLUMBING IMPROVEMENTS
• DETACHED ONE CAR GARAGE

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 $356 ($4k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.8% in Galion — 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 63/100 on livability (#833 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Galion City (town): math 36% / reading 56% proficiency, ranked #499 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected at -22% 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $26k; list at $100k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $164,521
• List price: $99,900
• Delta: -39.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 John St	0.03mi	2/1.0 (-1)	1,294 (-3%)	4mo	$20,690	$16	84
817 Crew Ave	0.41mi	3/1.0	1,360 (+2%)	12mo	$140,000	$103	68
337 Grove Ave	0.41mi	3/1.0	1,494 (+12%)	0mo	$118,000	$79	61
522 Grand St	0.25mi	2/1.0 (-1)	1,222 (-9%)	13mo	$137,000	$112	58
763 Sunnyside Dr	0.16mi	3/2.5	1,156 (-14%)	11mo	$199,000	$172	55
748 South Boston St	0.39mi	3/1.0	1,476 (+10%)	12mo	$120,000	$81	55
341 Grove Ave	0.40mi	3/1.5	1,536 (+15%)	7mo	$67,500	$44	48
143 Wilson St	0.47mi	3/1.0	1,510 (+13%)	12mo	$51,000	$34	47
908 S Market St	0.57mi	2/1.0 (-1)	1,156 (-14%)	0mo	$85,000	$74	46
359 S Market St	0.62mi	4/1.0 (+1)	1,500 (+12%)	1mo	$112,700	$75	45
229 E Parson St	0.69mi	2/1.0 (-1)	1,182 (-12%)	3mo	$48,500	$41	41
947 S Market St	0.70mi	4/2.5 (+1)	1,496 (+12%)	12mo	$249,900	$167	27

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,447
• Equity at exit: $14,895

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $34,719
• Equity at exit: $8,638

Cash invested: $27,972 (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 44833

• Home prices YoY: -27.9%
• Active inventory: 76
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $356

Break-even live

Break-even rent $803

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,900 Active 64 DOM
2. 2026-06-18
   days on market $99,900 Active 63 DOM
3. 2026-06-17
   days on market $99,900 Active 62 DOM
4. 2026-06-16
   days on market $99,900 Active 61 DOM
5. 2026-06-15
   days on market $99,900 Active 60 DOM
6. 2026-06-14
   days on market $99,900 Active 58 DOM
7. 2026-06-12
   days on market $99,900 Active 57 DOM
8. 2026-06-09
   days on market $99,900 Active 54 DOM
9. 2026-06-08
   days on market $99,900 Active 53 DOM
10. 2026-06-07
    days on market $99,900 Active 52 DOM
11. 2026-06-02
    days on market $99,900 Active 47 DOM
12. 2026-06-01
    days on market $99,900 Active 46 DOM
13. 2026-05-31
    days on market $99,900 Active 45 DOM
14. 2026-05-30
    days on market $99,900 Active 44 DOM
15. 2026-02-13
    listed $99,900 Active 560-char remark

    Show marketing remark (560 chars)

    Solid investment vibes! Spectacular opportunity for investors or buyers looking to build equity on nearly a quarter acre lot! Recent updates include a new gas water heater, toilet, and plumbing improvements completed just two years ago. Whether you're looking to generate rental income or renovate into a comfortable single-family home, this property offers strong potential with key updates already in place. This property also features a 16x20 detached one-car garage offering excellent storage or workspace potential. Bring your vision and make it your own!

16. 2026-02-13
    listed $99,900 Active 560-char remark

    Show marketing remark (560 chars)

    Solid investment vibes! Spectacular opportunity for investors or buyers looking to build equity on nearly a quarter acre lot! Recent updates include a new gas water heater, toilet, and plumbing improvements completed just two years ago. Whether you're looking to generate rental income or renovate into a comfortable single-family home, this property offers strong potential with key updates already in place. This property also features a 16x20 detached one-car garage offering excellent storage or workspace potential. Bring your vision and make it your own!

17. 2024-04-17
    soldstatus $26,000 Closed
18. 2024-03-12
    listed $39,900 Active

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$364/yr (+$30/mo · 43.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,044
• − Mortgage interest: −$5,596
• − Property taxes: −$831
• − Insurance: −$500
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,906
• Taxable income: $2,804
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,595/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: Galion City
• NCES district ID: 3904402
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $36,331
• Composite: 38.08/100
• National rank: #4279
• State rank: #499 of 656 in OH

Livability — Galion

• Score: 63/100
• State rank: #833
• US rank: #15587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galion, OH
• County: Morrow · 41,908 people
• City population: 16,641
• Metro: Columbus, OH
• Population (ZIP): 16,641
• Household income: $57,234
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 3.8

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.57%
• Current HPI: 218.195
• 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

+150.4% since first listed

4 events — show timeline

• 2026-02-13 Listed $99,900 CBRMLS
• 2026-02-13 Listed $99,900 MARMLS
• 2024-04-17 Sold (MLS) $26,000 MARMLS
• 2024-03-12 Listed $39,900 MARMLS

Property tax history

+3.9%/yr

Latest (2025): $831 · -0.3% YoY. Source: county tax records.