38 Westview Dr · Johnstown, OH 43031

$339,000

4 bd · 1.5 ba · 1,767 sqft · SingleFamily public records · 3 Days on market

Built 1968 7,405 sqft lot Est $368k · 8% 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).

• Cash flow +15.0/30.0
• ARV discount +11.0/15.0
• Schools +6.5/10.0
• DSCR +4.6/10.0
• 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

Immediate possession for this 4 bedroom 1.5 bath home in Rolling Meadows.

Key facts

• Private backyard
• Great location
• Natural hill

Tags

• DEDICATED OFFICE AREA
• ADDITIONAL LIVING SPACE
• PRIVATE BACKYARD
• NATURAL HILL
• GREAT LOCATION

Property features AI

Finance

• Other: Home warranty included; Subdivision: Rolling Meadows; Township: Monroe

Exterior

• Parking: On-street parking; One carport space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bi-level layout; Built in 1968; No common walls
• Construction: Block foundation
• Exterior features: Patio; Fenced yard

Interior

• Flooring: Laminate
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Forced air heating
• Interior features: Full basement; Laminate flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $287k (15.5% below list).
• Recommended offer: $287k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Johnstown — 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 (#186 in OH, #2,873 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Johnstown-Monroe Local (town): math 70% / reading 79% proficiency, ranked #85 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 64 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($111k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $128k; list at $339k implies a 165% gain — meaningful room to come down on a strong offer.

Recommended offer $286,528 (15.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $367,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Westview Dr	0.06mi	3/1.0 (-1)	1,750 (-1%)	21mo	$285,000	$163	71
111 Edwards Rd	0.63mi	3/1.5 (-1)	1,732 (-2%)	1mo	$410,000	$237	62
57 Northview Dr	0.21mi	4/2.0	1,557 (-12%)	14mo	$335,000	$215	57
416 Sunset Dr	0.31mi	3/2.0 (-1)	1,675 (-5%)	16mo	$280,000	$167	57
25 Lewis Dr	0.03mi	3/1.0 (-1)	1,525 (-14%)	15mo	$317,000	$208	56
359 Buena Vista Dr	0.26mi	3/2.0 (-1)	2,000 (+13%)	6mo	$325,900	$163	54
199 Sunset Dr S	0.37mi	4/2.0	1,591 (-10%)	15mo	$208,000	$131	52
160 Edwards Rd	0.58mi	3/2.0 (-1)	1,696 (-4%)	18mo	$340,000	$200	44
175 Kyber Run Cir	0.55mi	3/2.5 (-1)	1,812 (+2%)	22mo	$383,000	$211	42
144 Payne St	0.63mi	4/2.5	1,880 (+6%)	18mo	$369,900	$197	41
253 Whitetail Trl	0.51mi	3/2.5 (-1)	1,956 (+11%)	10mo	$425,000	$217	41
384 Kyber Run Cir	0.52mi	3/2.0 (-1)	1,585 (-10%)	22mo	$350,000	$221	34

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-48,438
• Equity at exit: $50,546

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-34,007
• Equity at exit: $29,311

Cash invested: $94,920 (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 43031

• Active inventory: 64
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,865 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $103

Break-even live

Break-even rent $2,735

Max offer price $339,000

Occupancy floor 91%

Sensitivity live

Price	-10% $295	-5% $199	+0% $103	+5% $7	+10% $-89
Rent	-10% $-123	-5% $-10	+0% $103	+5% $216	+10% $329
Rate	-1.0pp $274	-0.5pp $189	base $103	+0.5pp $15	+1.0pp $-74

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Whitetail Trl Johnstown, OH	4.0	2.5	2610	$2,899	$1.11	24d	1	0.35mi
304 Gray Fox Ct Johnstown, OH	3.0	2.5	1710	$2,599	$1.52	5d	1	0.44mi
291 S Main St Johnstown, OH	4.0	2.0	1712	$2,700	$1.58	11d	1	0.88mi
291 S Main St Johnstown, OH	4.0	2.0	1712	$2,700	$1.58	44d	1	0.88mi

Listing history 3 events

1. 2026-06-21
   days on market $339,000 Active 3 DOM
2. 2026-06-18
   remarks 547-char remark
3. 2026-06-18
   listed $339,000 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: $2,898 · $242/mo
• Projected year-2 tax: $4,093 · $341/mo
• Expected delta: +$1,195/yr (+$100/mo · 41.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,383
• − Mortgage interest: −$18,989
• − Property taxes: −$2,898
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$9,862
• Taxable loss: −$4,562
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $2,332/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: Johnstown-Monroe Local
• NCES district ID: 3904798
• Math proficiency: 70% ▼ -4.00%
• Reading proficiency: 79% ▲ 1.00%
• Median HH income: $69,411
• Composite: 64.92/100
• National rank: #510
• State rank: #85 of 656 in OH

Livability — Johnstown

• Score: 77/100
• State rank: #186
• US rank: #2873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, OH
• County: Licking County · 109,194 people
• City population: 13,876
• Metro: Columbus, OH
• Population (ZIP): 13,876
• Household income: $110,930
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 216.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Italian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -310.19%
• Current HPI: 280.5337
• Rent YoY: —
• Metro: Columbus, OH
• 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

+465.0% since first listed

7 events — show timeline

• 2026-06-18 Listed $339,000 CBRMLS
• 2017-03-14 Sold (Public Records) $128,000 Public Records
• 2017-03-10 Sold (MLS) $128,000 CBRMLS
• 2017-02-15 Pending — CBRMLS
• 2016-12-22 Listed $129,000 CBRMLS
• 2002-01-30 Sold (Public Records) $95,000 Public Records
• 2001-09-05 Sold (Public Records) $60,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,898 · +0.9% YoY. Source: county tax records.