922 N North St · Washington Court House, OH 43160

$94,900

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 190 Days on market

Built 1900 9,017 sqft lot $102/sqft · 40% below area Est $157k · 40% 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 +15.0/15.0
• Cash flow +13.5/30.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

Key facts

• Off street parking
• Generous back yard
• Arched doorways

Tags

• GENEROUS BACK YARD
• OFF STREET PARKING
• STORAGE SHED
• ARCHED DOORWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $4 ($50/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 $81k (15.1% below list).
• Recommended offer: $81k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 2 comparable units currently listed for rent nearby; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($57k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 190 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $80,563 (15.1% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $157,359
• List price: $94,900
• Delta: -39.69%
• 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
517 Earl Ave	0.28mi	3/1.0	1,008 (+9%)	3mo	$16,000	$16	70
508 Campbell St	0.24mi	2/1.0 (-1)	1,008 (+9%)	1mo	$169,900	$169	69
322 Western Ave	0.11mi	2/1.0 (-1)	979 (+6%)	16mo	$123,000	$126	68
401 Gregg St	0.28mi	2/1.0 (-1)	959 (+3%)	13mo	$174,900	$182	66
718 E Temple St	0.58mi	2/1.0 (-1)	932 (+0%)	2mo	$82,000	$88	65
426 Western Ave	0.16mi	2/1.5 (-1)	1,008 (+9%)	9mo	$135,000	$134	64
251 Curtis St	0.44mi	2/1.0 (-1)	896 (-3%)	8mo	$135,000	$151	62
523 Campbell St	0.27mi	2/1.0 (-1)	960 (+3%)	18mo	$150,000	$156	62
521 Gibbs Ave	0.24mi	2/1.0 (-1)	861 (-7%)	19mo	$99,900	$116	56
402 Clyburn Ave	0.43mi	3/1.0	1,032 (+11%)	14mo	$144,000	$140	50
214 Bereman St	0.66mi	2/1.5 (-1)	979 (+6%)	4mo	$150,000	$153	49
804 Columbus Ave	0.70mi	2/1.0 (-1)	892 (-4%)	12mo	$151,000	$169	46

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-15,114
• Equity at exit: $14,150

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-12,827
• Equity at exit: $8,205

Cash invested: $26,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $4

Break-even live

Break-even rent $800

Max offer price $94,900

Occupancy floor 94%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Residence Dr Washington Court House, OH	1.0–2.0	1.0–2.0	868	$969	$1.12	44d	1	1.16mi
140 Summit Ln Washington Court House, OH	2.0	1.0	1030	$603	$0.59	44d	1	1.39mi

Listing history 39 events

1. 2026-06-18
   days on market $94,900 Active 190 DOM
2. 2026-06-17
   days on market $94,900 Active 189 DOM
3. 2026-06-16
   days on market $94,900 Active 188 DOM
4. 2026-06-15
   days on market $94,900 Active 187 DOM
5. 2026-06-13
   days on market $94,900 Active 185 DOM
6. 2026-06-12
   days on market $94,900 Active 184 DOM
7. 2026-06-09
   days on market $94,900 Active 181 DOM
8. 2026-06-08
   days on market $94,900 Active 180 DOM
9. 2026-06-08
   days on market $94,900 Active 179 DOM
10. 2026-06-04
    days on market $94,900 Active 175 DOM
11. 2026-06-02
    days on market $94,900 Active 174 DOM
12. 2026-06-01
    days on market $94,900 Active 173 DOM
13. 2026-05-31
    days on market $94,900 Active 172 DOM
14. 2026-03-19
    price $104,900 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

15. 2026-03-19
    price $104,900 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

16. 2026-03-19
    price $104,900

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

17. 2026-02-21
    status Active 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

18. 2026-02-21
    status Active 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

19. 2026-02-21
    status Active

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

20. 2026-02-13
    status Pending 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

21. 2026-02-13
    historical Contingent

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

22. 2026-02-13
    historical Contingency Pending 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

23. 2026-01-05
    listed $114,900 Active 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

24. 2026-01-01
    price $114,900 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

25. 2026-01-01
    price $114,900

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

26. 2025-12-10
    listed $124,900 Active 581-char remark

    Show marketing remark (581 chars)

    Investor Special in Washington Court House! Affordable fixer-upper with strong potential for a flip, rental, or starter home renovation. Convenient main street location just minutes from shopping, dining, I-71, US-35, and the new Honda plant. Features include 2 bedrooms, over 900 sq ft of living space, a dining room that could serve as a third walk-through bedroom, a spacious backyard with off-street parking and storage shed, plus charming arched doorways. Property is being sold as-is and will require repairs. Cash or conventional financing only. Schedule your showing today.

27. 2025-12-01
    listed $124,900 Active
28. 2020-08-24
    soldstatus $63,333
29. 2020-08-20
    soldstatus $63,500 Closed
30. 2020-07-08
    historical Contingent Finance and Inspection
31. 2020-06-19
    price $62,500
32. 2020-04-21
    listed $69,900 Active
33. 2013-10-18
    soldstatus $55,000
34. 2008-04-29
    soldstatus $14,900
35. 2008-01-29
    listed $14,900
36. 2005-09-15
    soldstatus $63,000
37. 2005-09-07
    soldstatus $63,000
38. 2005-08-15
    historical
39. 2005-07-20
    listed $59,900

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$170/yr (+$14/mo · 14.9%)

ⓘ 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 4/10 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: $9,668
• − Mortgage interest: −$5,316
• − Property taxes: −$1,141
• − Insurance: −$474
• − Repairs & maintenance: −$773
• − Management: −$773
• − Depreciation: −$2,761
• Taxable loss: −$1,571
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $427/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

+75.1% since first listed

26 events — show timeline

• 2026-03-19 Price Changed $104,900 Cincy MLS
• 2026-03-19 Price Changed $104,900 Dayton MLS
• 2026-03-19 Price Changed $104,900 CBRMLS
• 2026-02-21 Relisted — Cincy MLS
• 2026-02-21 Relisted — Dayton MLS
• 2026-02-21 Relisted — CBRMLS
• 2026-02-13 Pending — Dayton MLS
• 2026-02-13 Contingent — CBRMLS
• 2026-02-13 Contingent — Cincy MLS
• 2026-01-05 Listed $114,900 Dayton MLS
• 2026-01-01 Price Changed $114,900 Cincy MLS
• 2026-01-01 Price Changed $114,900 CBRMLS
• 2025-12-10 Listed $124,900 Cincy MLS
• 2025-12-01 Listed $124,900 CBRMLS
• 2020-08-24 Sold (Public Records) $63,333 Public Records
• 2020-08-20 Sold (MLS) $63,500 CBRMLS
• 2020-07-08 Contingent — CBRMLS
• 2020-06-19 Price Changed $62,500 CBRMLS
• 2020-04-21 Listed $69,900 CBRMLS
• 2013-10-18 Sold (Public Records) $55,000 Public Records
• 2008-04-29 Sold (MLS) $14,900 Cincy MLS
• 2008-01-29 Listed $14,900 Cincy MLS
• 2005-09-15 Sold (Public Records) $63,000 Public Records
• 2005-09-07 Sold (MLS) $63,000 CBRMLS
• 2005-08-15 Listing Removed — CBRMLS
• 2005-07-20 Listed $59,900 CBRMLS

Property tax history

+3.6%/yr

Latest (2025): $1,141 · -0.1% YoY. Source: county tax records.