893 Maxwell Ave · Millersburg, OH 44654

$205,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 111 Days on market

Built 1880 8,128 sqft lot $142/sqft · 7% below area Est $221k · 7% 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 +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Welcome to 893 Maxwell Ave, a charming home located in historic Millersburg, Ohio. This beautifully maintained residence features three bedrooms and one and a half bathrooms, offering a perfect blend of comfort and functionality. Throughout the home, you’ll find several thoughtful updates that enhance its appeal while preserving its classic character. One of the standout features of this property is the detached garage, complemented by an extra-large parking area in the rear. The meticulous care given to this home is evident in its fantastic condition, making it truly move-in ready for its new owner. As the spring market begins to heat up, don’t miss your chance to make this lovely house your home. Schedule your private showing today and discover all that 893 Maxwell Ave has to offer.

Key facts

• Historic millersburg
• Detached garage
• 8,128 sq ft lot

Tags

• DETACHED GARAGE
• EXTRA-LARGE PARKING AREA
• HISTORIC MILLERSBURG

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (41.7% below list).
• Recommended offer: $120k (41.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#445 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• West Holmes Local (rural): math 60% / reading 62% proficiency, ranked #283 of 656 in OH (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Millersburg Elementary School (math 72% / reading 62%, grade B+, #456 of 1,584 statewide, top 31%, 379 students, 36% FRL); West Holmes Middle School (math 59% / reading 61%, grade B, #266 of 654 statewide, top 41%, 409 students, 35% FRL); West Holmes High School (math 42% / reading 62%, grade D+, #343 of 781 statewide, top 47%, 540 students, 28% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 61 active listings in the ZIP; solid renter incomes; 8 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Holmes County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $205k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,561 (41.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 14.3

CMA / ARV

• ARV (median comp): $221,456
• List price: $205,000
• Delta: -7.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
733 Critchfield St	0.55mi	3/2.0	1,434 (-0%)	4mo	$130,000	$91	69
688 Forlow St	0.20mi	3/2.0	1,534 (+6%)	12mo	$255,000	$166	68
622 Elm St	0.27mi	3/2.0	1,288 (-11%)	4mo	$255,000	$198	65
151 Quinn Cir	0.64mi	3/3.5	1,500 (+4%)	8mo	$360,000	$240	49
440 Marchand St	0.16mi	4/2.0 (+1)	1,236 (-14%)	17mo	$180,000	$146	48
120 Miller Dr	0.53mi	2/2.0 (-1)	1,350 (-6%)	18mo	$200,000	$148	43
218 Ledges Drive Dr	0.56mi	4/3.0 (+1)	1,528 (+6%)	19mo	$330,000	$216	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $91,231
• Equity at exit: $184,680

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $284,505
• Equity at exit: $398,270

Cash invested: $57,400 (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 44654

• Home prices YoY: 4.3%
• Active inventory: 61
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-319

Break-even live

Break-even rent $1,600

Max offer price $148,579

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-261	+0% $-319	+5% $-377	+10% $-435
Rent	-10% $-414	-5% $-367	+0% $-319	+5% $-272	+10% $-225
Rate	-1.0pp $-216	-0.5pp $-267	base $-319	+0.5pp $-373	+1.0pp $-427

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $205,000 Active 111 DOM
2. 2026-06-21
   days on market $205,000 Active 110 DOM
3. 2026-06-18
   days on market $205,000 Active 108 DOM
4. 2026-06-17
   days on market $205,000 Active 107 DOM
5. 2026-06-16
   days on market $205,000 Active 106 DOM
6. 2026-06-15
   days on market $205,000 Active 105 DOM
7. 2026-06-13
   days on market $205,000 Active 103 DOM
8. 2026-06-12
   days on market $205,000 Active 102 DOM
9. 2026-06-09
   days on market $205,000 Active 99 DOM
10. 2026-06-08
    days on market $205,000 Active 98 DOM
11. 2026-06-08
    days on market $205,000 Active 97 DOM
12. 2026-06-07
    days on market $205,000 Active 96 DOM
13. 2026-06-04
    days on market $205,000 Active 93 DOM
14. 2026-06-02
    days on market $205,000 Active 92 DOM
15. 2026-06-01
    days on market $205,000 Active 91 DOM
16. 2026-05-31
    days on market $205,000 Active 90 DOM
17. 2026-05-13
    price $215,000 807-char remark

    Show marketing remark (807 chars)

    Welcome to 893 Maxwell Ave, a charming home located in historic Millersburg, Ohio. This beautifully maintained residence features three bedrooms and one and a half bathrooms, offering a perfect blend of comfort and functionality. Throughout the home, you’ll find several thoughtful updates that enhance its appeal while preserving its classic character. One of the standout features of this property is the detached garage, complemented by an extra-large parking area in the rear. The meticulous care given to this home is evident in its fantastic condition, making it truly move-in ready for its new owner. As the spring market begins to heat up, don’t miss your chance to make this lovely house your home. Schedule your private showing today and discover all that 893 Maxwell Ave has to offer.

18. 2026-03-02
    listed $225,000 Active 807-char remark

    Show marketing remark (807 chars)

    Welcome to 893 Maxwell Ave, a charming home located in historic Millersburg, Ohio. This beautifully maintained residence features three bedrooms and one and a half bathrooms, offering a perfect blend of comfort and functionality. Throughout the home, you’ll find several thoughtful updates that enhance its appeal while preserving its classic character. One of the standout features of this property is the detached garage, complemented by an extra-large parking area in the rear. The meticulous care given to this home is evident in its fantastic condition, making it truly move-in ready for its new owner. As the spring market begins to heat up, don’t miss your chance to make this lovely house your home. Schedule your private showing today and discover all that 893 Maxwell Ave has to offer.

19. 2022-02-18
    soldstatus $135,000
20. 2021-11-23
    soldstatus $135,000 Closed 496-char remark

    Show marketing remark (496 chars)

    Located close to the hospital this two story home is situated on a nice corner lot. The home has 3 bedroom and full bath on second floor with kitchen, dining, living room, half bath and laundry on the first floor. The full unfinished basement has an outside entry. The home is serviced with natural gas furnace , CA and city water and sewer. The yard includes mature trees and an older 3 bay garage. This home oozes with character and is priced to sell. Call to set up your tour of this property.

21. 2021-11-23
    soldstatus $135,000

    Show marketing remark (496 chars)

    Located close to the hospital this two story home is situated on a nice corner lot. The home has 3 bedroom and full bath on second floor with kitchen, dining, living room, half bath and laundry on the first floor. The full unfinished basement has an outside entry. The home is serviced with natural gas furnace , CA and city water and sewer. The yard includes mature trees and an older 3 bay garage. This home oozes with character and is priced to sell. Call to set up your tour of this property.

22. 2021-10-30
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Located close to the hospital this two story home is situated on a nice corner lot. The home has 3 bedroom and full bath on second floor with kitchen, dining, living room, half bath and laundry on the first floor. The full unfinished basement has an outside entry. The home is serviced with natural gas furnace , CA and city water and sewer. The yard includes mature trees and an older 3 bay garage. This home oozes with character and is priced to sell. Call to set up your tour of this property.

23. 2021-10-21
    listed $135,000 Active 496-char remark

    Show marketing remark (496 chars)

    Located close to the hospital this two story home is situated on a nice corner lot. The home has 3 bedroom and full bath on second floor with kitchen, dining, living room, half bath and laundry on the first floor. The full unfinished basement has an outside entry. The home is serviced with natural gas furnace , CA and city water and sewer. The yard includes mature trees and an older 3 bay garage. This home oozes with character and is priced to sell. Call to set up your tour of this property.

24. 2008-04-06
    historical
25. 2007-08-06
    listed $84,900
26. 2005-10-26
    soldstatus $49,000
27. 2005-10-25
    soldstatus $49,000
28. 2005-10-04
    historical
29. 2005-04-04
    listed $69,900

ⓘ 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: $1,242 · $103/mo
• Projected year-2 tax: $2,220 · $185/mo
• Expected delta: +$978/yr (+$82/mo · 78.8%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,347
• − Mortgage interest: −$11,483
• − Property taxes: −$1,242
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$5,964
• Taxable loss: −$7,662
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-1,994/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: West Holmes Local
• NCES district ID: 3904769
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $46,531
• Composite: 51.57/100
• National rank: #1711
• State rank: #283 of 656 in OH

Livability — Millersburg

• Score: 71/100
• State rank: #445
• US rank: #7306

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: Millersburg, OH
• County: Holmes · 38,872 people
• Population (ZIP): 20,329
• Household income: $75,195
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 4.3

Population outlook (Holmes County) Hauer SSP2

• Today (2025): 44,801 people
• By 2030: 45,021 · +0.5%
• By 2040: 44,857 · +0.1%
• By 2050: 43,040 · -3.9%
• By 2075: 33,122 · -26.1%
• By 2100: 17,241 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Polish 9% Italian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 54% English-only · German/W. Germanic 45%

Political lean MEDSL · Holmes

• 2024 margin: Solid R (+69.2) · D 15.0% · R 84.2%
• 2008→2024 swing: -27.9pp toward R · 2008: -41.2pp · 2024: -69.2pp
• All cycles: 2024: R+69.2 2020: R+68.0 2016: R+62.9 2012: R+52.8 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.03%
• Current HPI: 268.0336
• 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

+207.6% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $215,000 MLSNOW
• 2026-03-02 Listed $225,000 MLSNOW
• 2022-02-18 Sold (Public Records) $135,000 Public Records
• 2021-11-23 Sold (Public Records) $135,000 Public Records
• 2021-11-23 Sold (MLS) $135,000 MLSNOW
• 2021-10-30 Pending — MLSNOW
• 2021-10-21 Listed $135,000 MLSNOW
• 2008-04-06 Listing Removed — MLSNOW
• 2007-08-06 Listed $84,900 MLSNOW
• 2005-10-26 Sold (Public Records) $49,000 Public Records
• 2005-10-25 Sold (MLS) $49,000 MLSNOW
• 2005-10-04 Listing Removed — MLSNOW
• 2005-04-04 Listed $69,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $1,242 · +0.0% YoY. Source: county tax records.