116 N Columbus St · Crestline, OH 44827

$119,900

5 bd · 1.5 ba · 2,504 sqft · SingleFamily public records · 7 Days on market

7,405 sqft lot Est $175k · 32% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Well Maintained Home with 5 Bedrooms in Crestline. Meticulous Landscaping with a KOI Fish Pond. Newer Furnace, Water Heater & Fence. Main Floor Master Bedroom! Large Garage & Shed. Lots of Room! 2 Car Det. Garage.

Key facts

• Storage space
• Fenced rear yard
• 7,405 sq ft lot

Tags

• STORAGE SPACE
• FENCED REAR YARD

Property features AI

Finance

• Other: Property listed as Real Estate Owned
• Financial info: Tax year 2025

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; No shared/common walls
• Construction: Built in 999
• Exterior features: Block foundation; Lot about 0.17 acre

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 73/100 on livability (#328 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Crestline Exempted Village (rural): math 34% / reading 48% proficiency, ranked #539 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Recommended offer $119,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $175,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 N Wiley St	0.34mi	4/2.0 (-1)	2,134 (-15%)	3mo	$149,000	$70	50
332 N Pearl St	0.25mi	4/1.5 (-1)	2,152 (-14%)	14mo	$188,895	$88	48
201 N Pearl St	0.11mi	4/2.0 (-1)	2,147 (-14%)	22mo	$150,000	$70	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: 0.1%
• Equity multiple: 1.00×
• Total profit: $121
• Equity at exit: $17,877

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $25,339
• Equity at exit: $10,367

Cash invested: $33,572 (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 44827

• Home prices YoY: -23.6%
• Active inventory: 21
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $307

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $374	-5% $341	+0% $307	+5% $273	+10% $239
Rent	-10% $193	-5% $250	+0% $307	+5% $363	+10% $420
Rate	-1.0pp $367	-0.5pp $337	base $307	+0.5pp $276	+1.0pp $244

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $119,900 Active 7 DOM
2. 2026-06-18
   days on market $119,900 Active 6 DOM
3. 2026-06-18
   remarks 224-char remark
4. 2026-06-17
   days on market $119,900 Active 5 DOM
5. 2026-06-16
   days on market $119,900 Active 4 DOM
6. 2026-06-15
   days on market $119,900 Active 3 DOM
7. 2026-06-13
   listed $119,900 Active 1 DOM

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: +$37/yr (+$3/mo · 2.1%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,240
• − Mortgage interest: −$6,716
• − Property taxes: −$1,796
• − Insurance: −$600
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,488
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,228/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: Crestline Exempted Village
• NCES district ID: 3910008
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $39,422
• Composite: 34.26/100
• National rank: #5251
• State rank: #539 of 656 in OH

Livability — Crestline

• Score: 73/100
• State rank: #328
• US rank: #5382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestline, OH
• County: Crawford · 26,873 people
• Population (ZIP): 7,009
• Household income: $53,089
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 17.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% English 2% Romanian 2%
• Foreign-born: 2% · China, Vietnam

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: ▼ -82.15%
• Current HPI: 265.55
• 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

+0.8% since first listed

4 events — show timeline

• 2026-06-12 Listed $119,900 CBRMLS
• 2022-04-28 Sold (Public Records) $127,250 Public Records
• 2022-04-28 Sold (MLS) $126,000 MARMLS
• 2021-11-08 Listed $119,000 MARMLS

Property tax history

+4.6%/yr

Latest (2025): $1,796 · -0.9% YoY. Source: county tax records.