116 Highland Ave · Circleville, OH 43113

$179,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 151 Days on market

Built 1940 0.38 ac lot $125/sqft · 10% below area Est $214k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home on a spacious 0.38-acre lot in Circleville! This property sits far back from the road, offering a huge front yard and added privacy. Built in the 1940s, the home features classic character with functional updates and a versatile layout, including a first-floor bedroom, full bath, and laundry for convenient one-level living. The second floor offers two additional bedrooms with ample built-in storage. The yard is mostly fenced and includes a storage shed plus plenty of off-street parking—perfect for outdoor living, pets, or additional storage. Electric forced-air heating, gas water heater, and gas range. Located just minutes from downtown amenities, shopping, and dining. Great opportunity for homeowners or investors looking for a charming property with space, privacy, and upside potential. Being sold AS-IS. Utilities are not currently turned on.

Key facts

• Conveniently located
• 0.38 acre lot
• Built 1940

Tags

• WALKING DISTANCE LOCAL PARK
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $29 ($347/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 $151k (16.2% below list).
• Recommended offer: $151k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Circleville — 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 71/100 on livability (#437 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Circleville City (town): math 37% / reading 47% proficiency, ranked #533 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Circleville Elementary School (math 38% / reading 47%, grade F, #1,027 of 1,584 statewide, top 65%, 1,075 students, 0% FRL); Circleville Middle School (math 36% / reading 45%, grade F, #509 of 654 statewide, top 78%, 481 students, 0% FRL); Circleville High School (math 42% / reading 52%, grade D-, #435 of 781 statewide, top 59%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 312 units permitted in Pickaway 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.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,798 (16.2% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. 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: 0.84% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $214,103
• List price: $179,900
• Delta: -15.98%
• 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
141 Hayward Ave	0.14mi	3/2.5	1,472 (+2%)	2mo	$280,000	$190	82
892 N Court St	0.37mi	3/1.5	1,547 (+7%)	2mo	$315,000	$204	66
842 Pershing Dr	0.46mi	3/1.5	1,479 (+3%)	8mo	$258,500	$175	65
556 N Pickaway St	0.29mi	3/1.0	1,240 (-14%)	8mo	$115,000	$93	57
162 Watt St	0.55mi	2/1.5 (-1)	1,470 (+2%)	10mo	$209,000	$142	56
1047 Mulberry Rd	0.72mi	3/1.5	1,488 (+3%)	6mo	$249,900	$168	53
1040 Sunshine St	0.57mi	3/2.0	1,536 (+7%)	7mo	$255,000	$166	53
107 Reber Ave	0.41mi	3/1.5	1,274 (-12%)	11mo	$220,000	$173	51
264 Timberline Dr	0.61mi	3/2.0	1,568 (+9%)	9mo	$51,311	$33	45
892 Lincoln Dr	0.53mi	3/2.0	1,256 (-13%)	10mo	$215,000	$171	41
212 S Scioto St	0.68mi	4/2.0 (+1)	1,270 (-12%)	10mo	$265,000	$209	32
441 Ruth Ave	0.75mi	3/2.0	1,245 (-14%)	10mo	$235,000	$189	30

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-27,336
• Equity at exit: $26,824

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-21,540
• Equity at exit: $15,554

Cash invested: $50,372 (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 43113

• Active inventory: 117
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $29

Break-even live

Break-even rent $1,471

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $131	-5% $80	+0% $29	+5% $-22	+10% $-73
Rent	-10% $-90	-5% $-31	+0% $29	+5% $89	+10% $148
Rate	-1.0pp $120	-0.5pp $75	base $29	+0.5pp $-18	+1.0pp $-65

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Watt St Circleville, OH	3.0	2.0	1400	$1,725	$1.23	19d	1	0.64mi
504 S Court St Circleville, OH	2.0	1.0	1000	$1,225	$1.23	25d	1	0.88mi
412 E Union St Unit 412 Front Circleville, OH	3.0	1.0	1100	$1,375	$1.25	45d	1	0.96mi

Listing history 31 events

1. 2026-06-15
   days on market $179,900 Active 151 DOM
2. 2026-06-13
   days on market $179,900 Active 149 DOM
3. 2026-06-12
   days on market $179,900 Active 148 DOM
4. 2026-06-09
   days on market $179,900 Active 145 DOM
5. 2026-06-08
   days on market $179,900 Active 144 DOM
6. 2026-06-08
   days on market $179,900 Active 143 DOM
7. 2026-06-07
   days on market $179,900 Active 142 DOM
8. 2026-06-04
   days on market $179,900 Active 139 DOM
9. 2026-06-02
   days on market $179,900 Active 138 DOM
10. 2026-06-01
    days on market $179,900 Active 137 DOM
11. 2026-05-31
    days on market $179,900 Active 136 DOM
12. 2026-03-12
    price $179,900 893-char remark

    Show marketing remark (893 chars)

    Charming 3-bedroom, 1-bath home on a spacious 0.38-acre lot in Circleville! This property sits far back from the road, offering a huge front yard and added privacy. Built in the 1940s, the home features classic character with functional updates and a versatile layout, including a first-floor bedroom, full bath, and laundry for convenient one-level living. The second floor offers two additional bedrooms with ample built-in storage. The yard is mostly fenced and includes a storage shed plus plenty of off-street parking—perfect for outdoor living, pets, or additional storage. Electric forced-air heating, gas water heater, and gas range. Located just minutes from downtown amenities, shopping, and dining. Great opportunity for homeowners or investors looking for a charming property with space, privacy, and upside potential. Being sold AS-IS. Utilities are not currently turned on.

13. 2026-01-28
    price $184,900 893-char remark

    Show marketing remark (893 chars)

    Charming 3-bedroom, 1-bath home on a spacious 0.38-acre lot in Circleville! This property sits far back from the road, offering a huge front yard and added privacy. Built in the 1940s, the home features classic character with functional updates and a versatile layout, including a first-floor bedroom, full bath, and laundry for convenient one-level living. The second floor offers two additional bedrooms with ample built-in storage. The yard is mostly fenced and includes a storage shed plus plenty of off-street parking—perfect for outdoor living, pets, or additional storage. Electric forced-air heating, gas water heater, and gas range. Located just minutes from downtown amenities, shopping, and dining. Great opportunity for homeowners or investors looking for a charming property with space, privacy, and upside potential. Being sold AS-IS. Utilities are not currently turned on.

14. 2026-01-15
    listed $189,900 Active 893-char remark

    Show marketing remark (893 chars)

    Charming 3-bedroom, 1-bath home on a spacious 0.38-acre lot in Circleville! This property sits far back from the road, offering a huge front yard and added privacy. Built in the 1940s, the home features classic character with functional updates and a versatile layout, including a first-floor bedroom, full bath, and laundry for convenient one-level living. The second floor offers two additional bedrooms with ample built-in storage. The yard is mostly fenced and includes a storage shed plus plenty of off-street parking—perfect for outdoor living, pets, or additional storage. Electric forced-air heating, gas water heater, and gas range. Located just minutes from downtown amenities, shopping, and dining. Great opportunity for homeowners or investors looking for a charming property with space, privacy, and upside potential. Being sold AS-IS. Utilities are not currently turned on.

15. 2026-01-05
    historical
16. 2025-12-01
    price $189,995
17. 2025-11-21
    price $194,995
18. 2025-11-13
    price $199,995
19. 2025-11-06
    price $204,995
20. 2025-10-29
    price $209,995
21. 2025-10-22
    listed $214,995 Active
22. 2023-06-13
    soldstatus $165,000
23. 2023-05-25
    soldstatus $165,000 Closed
24. 2023-04-18
    historical Contingent Finance and Inspection
25. 2023-04-16
    listed $147,000 Active
26. 2023-04-12
    historical $147,000
27. 2012-02-10
    soldstatus $34,500
28. 2012-01-17
    historical
29. 2011-11-03
    listed $39,900
30. 2011-01-01
    historical
31. 2009-12-29
    listed $69,900

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $2,267 · $189/mo
• Expected delta: +$539/yr (+$45/mo · 31.2%)

ⓘ 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 ≥101°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: $18,096
• − Mortgage interest: −$10,077
• − Property taxes: −$1,728
• − Insurance: −$900
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$5,233
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,004/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: Circleville City
• NCES district ID: 3904376
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $39,318
• Composite: 35.09/100
• National rank: #5021
• State rank: #533 of 656 in OH

Livability — Circleville

• Score: 71/100
• State rank: #437
• US rank: #7237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Circleville, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 24,314
• Household income: $63,715
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 7.4

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.77%
• Current HPI: 241.5556
• 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

+157.4% since first listed

20 events — show timeline

• 2026-03-12 Price Changed $179,900 CBRMLS
• 2026-01-28 Price Changed $184,900 CBRMLS
• 2026-01-15 Listed $189,900 CBRMLS
• 2026-01-05 Listing Removed — CBRMLS
• 2025-12-01 Price Changed $189,995 CBRMLS
• 2025-11-21 Price Changed $194,995 CBRMLS
• 2025-11-13 Price Changed $199,995 CBRMLS
• 2025-11-06 Price Changed $204,995 CBRMLS
• 2025-10-29 Price Changed $209,995 CBRMLS
• 2025-10-22 Listed $214,995 CBRMLS
• 2023-06-13 Sold (Public Records) $165,000 Public Records
• 2023-05-25 Sold (MLS) $165,000 CBRMLS
• 2023-04-18 Contingent — CBRMLS
• 2023-04-16 Listed $147,000 CBRMLS
• 2023-04-12 Coming Soon $147,000 CBRMLS
• 2012-02-10 Sold (MLS) $34,500 CBRMLS
• 2012-01-17 Listing Removed — CBRMLS
• 2011-11-03 Listed $39,900 CBRMLS
• 2011-01-01 Listing Removed — CBRMLS
• 2009-12-29 Listed $69,900 CBRMLS

Property tax history

+3.8%/yr

Latest (2025): $1,728 · +0.5% YoY. Source: county tax records.