276 N Sycamore St · North Lewisburg, OH 43060

$265,000

3 bd · 1.0 ba · 1,744 sqft · SingleFamily public records · 55 Days on market

Built 1900 10,454 sqft lot $152/sqft · 15% above area Est $231k · 15% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Key facts

• Updated finishes
• Fully renovated home
• Spacious dining room

Tags

• FULLY RENOVATED HOME
• LARGE LIVING ROOM
• UPDATED FINISHES
• FIRST FLOOR LAUNDRY ROOM
• SPACIOUS DINING ROOM
• PATIO

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Built in 1900; No shared/common walls
• Construction: Year built: 1900
• Exterior features: Patio; Slab foundation; Lot approximately 0.24 acre

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Stone flooring; Carpeted areas
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating with propane
• Interior features: Insulated windows throughout; Decorative fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#672 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.
• Triad Local (rural): math 61% / reading 61% proficiency, ranked #255 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).
• At $3,218/mo this rent would consume 63% of the median local household income ($62k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Champaign County population projected at -25% 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 $74k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $230k; 15% 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 $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.21% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $231,160
• List price: $265,000
• Delta: 14.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 Lincoln Pl	0.27mi	3/2.0	1,760 (+1%)	3mo	$335,000	$190	80
72 North St	0.17mi	3/1.0	1,614 (-8%)	9mo	$225,000	$139	73
106 S Sycamore St	0.36mi	3/2.0	1,698 (-3%)	14mo	$280,000	$165	63
88 Tallman St	0.37mi	2/1.5 (-1)	1,804 (+3%)	11mo	$350,000	$194	61
89 E Maple St	0.29mi	3/2.5	1,541 (-12%)	3mo	$228,500	$148	59
125 Lincoln Pl	0.27mi	3/2.0	1,500 (-14%)	2mo	$276,900	$185	59
234 Lincoln Pl	0.24mi	3/2.0	1,510 (-13%)	20mo	$289,900	$192	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: 5.2%
• Equity multiple: 1.20×
• Total profit: $15,059
• Equity at exit: $39,512

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $87,591
• Equity at exit: $22,912

Cash invested: $74,200 (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 43060

• Home prices YoY: -19.3%
• Active inventory: 7
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,218 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $912

Break-even live

Break-even rent $2,064

Max offer price $265,000

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $265,000 Active 55 DOM
2. 2026-06-17
   days on market $265,000 Active 54 DOM
3. 2026-06-16
   days on market $265,000 Active 53 DOM
4. 2026-06-15
   days on market $265,000 Active 52 DOM
5. 2026-06-13
   days on market $265,000 Active 50 DOM
6. 2026-06-13
   days on market $265,000 Active 49 DOM
7. 2026-06-10
   price $265,000 Active 46 DOM
8. 2026-06-09
   days on market $275,000 Active 46 DOM
9. 2026-06-08
   days on market $275,000 Active 45 DOM
10. 2026-06-07
    days on market $275,000 Active 44 DOM
11. 2026-06-05
    days on market $275,000 Active 41 DOM
12. 2026-06-03
    days on market $275,000 Active 40 DOM
13. 2026-06-02
    days on market $275,000 Active 39 DOM
14. 2026-06-01
    days on market $275,000 Active 38 DOM
15. 2026-05-31
    days on market $275,000 Active 37 DOM
16. 2026-05-18
    status Active 842-char remark
17. 2026-05-11
    historical Contingent 842-char remark
18. 2026-04-24
    listed $275,000 Active 842-char remark
19. 2021-10-06
    soldstatus $230,000
20. 2019-01-13
    historical
21. 2019-01-12
    historical
22. 2018-07-12
    listed $49,000
23. 2018-07-12
    listed $49,000
24. 2015-06-05
    soldstatus $13,000
25. 2015-06-05
    soldstatus $13,000
26. 2015-01-10
    listed $22,900
27. 2015-01-10
    listed $22,900

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $2,849 · $237/mo
• Expected delta: +$1,285/yr (+$107/mo · 82.1%)

ⓘ 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: $38,617
• − Mortgage interest: −$14,844
• − Property taxes: −$1,564
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,089
• − Management: −$3,089
• − Depreciation: −$7,709
• Taxable income: $6,996
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $9,263/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: Triad Local
• NCES district ID: 3904620
• Math proficiency: 61% ▼ -9.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $60,419
• Composite: 52.91/100
• National rank: #1531
• State rank: #255 of 656 in OH

Livability — North Lewisburg

• Score: 66/100
• State rank: #672
• US rank: #11848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Lewisburg, OH
• County: Champaign · 37,359 people
• Population (ZIP): 2,385
• Household income: $61,776
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 5.0

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 4% Italian 4% Serbian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.71%
• Current HPI: 266.8896
• 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

+1057.2% since first listed

13 events — show timeline

• 2026-06-09 Price Changed $265,000 CBRMLS
• 2026-05-18 Relisted — CBRMLS
• 2026-05-11 Contingent — CBRMLS
• 2026-04-24 Listed $275,000 CBRMLS
• 2021-10-06 Sold (Public Records) $230,000 Public Records
• 2019-01-13 Listing Removed — CBRMLS
• 2019-01-12 Listing Removed — WRIST
• 2018-07-12 Listed $49,000 WRIST
• 2018-07-12 Listed $49,000 CBRMLS
• 2015-06-05 Sold (MLS) $13,000 WRIST
• 2015-06-05 Sold (MLS) $13,000 CBRMLS
• 2015-01-10 Listed $22,900 WRIST
• 2015-01-10 Listed $22,900 CBRMLS

Property tax history

+1.9%/yr

Latest (2025): $1,564 · +0.0% YoY. Source: county tax records.