122 Foch St · Celina, OH 45822

$179,700

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 38 Days on market

Built 1940 8,712 sqft lot $130/sqft · 15% below area Est $211k · 15% under

---

Why this score? — see what drove the C- 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 +14.8/30.0
• ARV discount +14.1/15.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake related property in Highland Park. Just one long block away from Grand Lake. 2 wooded lots. Each 45 x 98 totaling 90' frontage x 98' depth. A 3 bedroom, 1 bath cottage style with large living room & eat in kitchen. The home has not had any updates in many years. So be prepared and know you will probably be painting and recarpeting for sure. The home is heated by a gas fired boiler. A 2 car detached garage with good storage above & a small office. A central vac unit that serves the house, too. Nice quiet area to live and enjoy life.

Key facts

• New surround
• Exhaust fan
• New fixtures

Tags

• INSULATED DUTCH DOOR
• NEW GAS FIREPLACE INSERT
• UPDATED LIGHTING
• NEW SURROUND
• NEW FIXTURES
• EXHAUST FAN

Property features AI

Exterior

• Parking: 3-car garage with garage door opener
• Utilities: Public sewer; Natural gas connected
• Home design: Single-family residential; Residential property; Built in 1940
• Construction: Vinyl siding
• Exterior features: Lake-related waterfront; Residential lot; Supplied water

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Cooling (other — see remarks)
• Interior features: Gas fireplace; Crawl space basement

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 $50 ($594/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 $155k (13.7% below list).
• Recommended offer: $155k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Celina — 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 (#397 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Celina City (town): math 64% / reading 55% proficiency, ranked #299 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 92 units permitted in Mercer 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.
• Mercer County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $97k; list at $180k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $155,000 (13.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 14% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.86% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $210,678
• List price: $179,700
• Delta: -14.70%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Beech Ave	0.41mi	3/2.0	1,456 (+6%)	2mo	$160,000	$110	65
113 Beech Ave	0.38mi	3/1.0	1,248 (-9%)	2mo	$200,000	$160	65
338 Leisure Ln	0.40mi	2/2.0 (-1)	1,322 (-4%)	8mo	$560,000	$424	59

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-25,983
• Equity at exit: $26,794

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-18,635
• Equity at exit: $15,537

Cash invested: $50,316 (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 45822

• Active inventory: 67
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$942
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $50

Break-even live

Break-even rent $1,487

Max offer price $179,700

Occupancy floor 92%

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: $44,925
• Closing costs: $5,391
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 Legacy LN Unit 2010-303 Celina, OH	2.0	2.0	1007	$1,550	$1.54	43d	1	1.14mi

Listing history 23 events

1. 2026-06-18
   status $179,700 Pending 38 DOM
2. 2026-06-18
   days on market $179,700 Contingency - Finance and Inspections 38 DOM
3. 2026-06-17
   days on market $179,700 Contingency - Finance and Inspections 37 DOM
4. 2026-06-16
   days on market $179,700 Contingency - Finance and Inspections 36 DOM
5. 2026-06-15
   days on market $179,700 Contingency - Finance and Inspections 35 DOM
6. 2026-06-13
   days on market $179,700 Contingency - Finance and Inspections 33 DOM
7. 2026-06-12
   days on market $179,700 Contingency - Finance and Inspections 32 DOM
8. 2026-06-09
   days on market $179,700 Contingency - Finance and Inspections 29 DOM
9. 2026-06-08
   days on market $179,700 Contingency - Finance and Inspections 28 DOM
10. 2026-06-08
    days on market $179,700 Contingency - Finance and Inspections 27 DOM
11. 2026-06-07
    days on market $179,700 Contingency - Finance and Inspections 26 DOM
12. 2026-06-04
    days on market $179,700 Contingency - Finance and Inspections 23 DOM
13. 2026-06-02
    days on market $179,700 Contingency - Finance and Inspections 22 DOM
14. 2026-06-01
    days on market $179,700 Contingency - Finance and Inspections 21 DOM
15. 2026-05-31
    days on market $179,700 Contingency - Finance and Inspections 20 DOM
16. 2026-05-18
    historical Contingency - Finance and Inspections 1220-char remark
17. 2026-05-07
    listed $179,700 Active 1220-char remark
18. 2017-09-25
    soldstatus $97,029
19. 2017-09-22
    soldstatus $97,000
20. 2017-07-05
    listed $99,000
21. 2012-09-12
    soldstatus $37,900

    Show marketing remark (550 chars)

    Lake related property in Highland Park. Just one long block away from Grand Lake. 2 wooded lots. Each 45 x 98 totaling 90' frontage x 98' depth. A 3 bedroom, 1 bath cottage style with large living room & eat in kitchen. The home has not had any updates in many years. So be prepared and know you will probably be painting and recarpeting for sure. The home is heated by a gas fired boiler. A 2 car detached garage with good storage above & a small office. A central vac unit that serves the house, too. Nice quiet area to live and enjoy life.

22. 2012-06-05
    listed $37,900

    Show marketing remark (550 chars)

    Lake related property in Highland Park. Just one long block away from Grand Lake. 2 wooded lots. Each 45 x 98 totaling 90' frontage x 98' depth. A 3 bedroom, 1 bath cottage style with large living room & eat in kitchen. The home has not had any updates in many years. So be prepared and know you will probably be painting and recarpeting for sure. The home is heated by a gas fired boiler. A 2 car detached garage with good storage above & a small office. A central vac unit that serves the house, too. Nice quiet area to live and enjoy life.

23. 2012-06-05
    soldstatus $40,667

    Show marketing remark (550 chars)

    Lake related property in Highland Park. Just one long block away from Grand Lake. 2 wooded lots. Each 45 x 98 totaling 90' frontage x 98' depth. A 3 bedroom, 1 bath cottage style with large living room & eat in kitchen. The home has not had any updates in many years. So be prepared and know you will probably be painting and recarpeting for sure. The home is heated by a gas fired boiler. A 2 car detached garage with good storage above & a small office. A central vac unit that serves the house, too. Nice quiet area to live and enjoy life.

ⓘ 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: $1,893 · $158/mo
• Projected year-2 tax: $2,348 · $196/mo
• Expected delta: +$455/yr (+$38/mo · 24.1%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $18,600
• − Mortgage interest: −$10,066
• − Property taxes: −$1,893
• − Insurance: −$898
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,228
• Taxable loss: −$2,461
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $1,185/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: Celina City
• NCES district ID: 3910030
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $47,168
• Composite: 50.44/100
• National rank: #1864
• State rank: #299 of 656 in OH

Livability — Celina

• Score: 71/100
• State rank: #397
• US rank: #6556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer · 42,068 people
• Population (ZIP): 20,170
• Household income: $72,106
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 15.9

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 40,163 people
• By 2030: 39,367 · -2.0%
• By 2040: 37,406 · -6.9%
• By 2050: 34,917 · -13.1%
• By 2075: 28,969 · -27.9%
• By 2100: 21,338 · -46.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+66.7) · D 16.3% · R 83.0%
• 2008→2024 swing: -23.2pp toward R · 2008: -43.5pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.9 2016: R+65.0 2012: R+54.8 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.25%
• Current HPI: 204.0486
• 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

+374.1% since first listed

8 events — show timeline

• 2026-05-18 Contingent — WRIST
• 2026-05-07 Listed $179,700 WRIST
• 2017-09-25 Sold (Public Records) $97,029 Public Records
• 2017-09-22 Sold (MLS) $97,000 WRIST
• 2017-07-05 Listed $99,000 WRIST
• 2012-09-12 Sold (MLS) $37,900 WRIST
• 2012-06-05 Sold (Public Records) $40,667 Public Records
• 2012-06-05 Listed $37,900 WRIST

Property tax history

+7.5%/yr

Latest (2024): $1,893 · -0.1% YoY. Source: county tax records.