315 Pittsburgh Ave · Holgate, OH 43527

$124,900

4 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 94 Days on market

Built 1900 8,712 sqft lot $108/sqft · 29% above area Est $97k · 29% 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 +19.1/30.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for a 3-4 bedroom home? 315 Pittsburgh, Holgate, is your answer. The home sits on a quiet street close to park. Updates include the entire home being painted inside and out. New flooring in main level bedroom. New vanity and flooring in bath. New breaker box. Newer roof. Setup your showing before this one is gone. *house is being sold as is.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $117k (6.6% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#394 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.
• Holgate Local (rural): math 76% / reading 73% proficiency, ranked #106 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 6 active listings in the ZIP; 18 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Henry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $97,000
• List price: $124,900
• Delta: 28.76%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Kaufman St	0.22mi	4/1.0	1,205 (+5%)	2mo	$99,900	$83	78
324 Marion Ave	0.35mi	3/1.5 (-1)	1,144 (-1%)	2mo	$165,000	$144	76
309 N Wilhelm St	0.16mi	3/1.0 (-1)	1,200 (+4%)	11mo	$25,000	$21	70
416 Railway Ave	0.13mi	3/1.0 (-1)	1,273 (+10%)	2mo	$55,000	$43	68
422 N Wilhelm St	0.22mi	4/1.0	1,312 (+14%)	4mo	$97,000	$74	62
221 Randolph St	0.19mi	3/2.0 (-1)	1,296 (+12%)	15mo	$100,000	$77	51
312 S Brayer St	0.42mi	3/1.0 (-1)	1,080 (-6%)	23mo	$78,000	$72	43

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $76,428
• Equity at exit: $112,520

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $218,381
• Equity at exit: $242,653

Cash invested: $34,972 (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 43527

• Home prices YoY: 8.5%
• Active inventory: 6
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $132

Break-even live

Break-even rent $999

Max offer price $124,900

Occupancy floor 84%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $124,900 Active 94 DOM
2. 2026-06-17
   days on market $124,900 Active 93 DOM
3. 2026-06-16
   days on market $124,900 Active 92 DOM
4. 2026-06-15
   days on market $124,900 Active 91 DOM
5. 2026-06-13
   days on market $124,900 Active 89 DOM
6. 2026-06-12
   days on market $124,900 Active 88 DOM
7. 2026-06-09
   days on market $124,900 Active 85 DOM
8. 2026-06-08
   days on market $124,900 Active 84 DOM
9. 2026-06-08
   days on market $124,900 Active 83 DOM
10. 2026-06-05
    days on market $124,900 Active 81 DOM
11. 2026-06-04
    days on market $124,900 Active 79 DOM
12. 2026-06-02
    days on market $124,900 Active 78 DOM
13. 2026-06-01
    days on market $124,900 Active 77 DOM
14. 2026-05-31
    days on market $124,900 Active 76 DOM
15. 2026-03-16
    listed $124,900 Active 357-char remark

    Show marketing remark (357 chars)

    Looking for a 3-4 bedroom home? 315 Pittsburgh, Holgate, is your answer. The home sits on a quiet street close to park. Updates include the entire home being painted inside and out. New flooring in main level bedroom. New vanity and flooring in bath. New breaker box. Newer roof. Setup your showing before this one is gone. *house is being sold as is.

16. 2026-03-06
    historical $124,900 357-char remark

    Show marketing remark (357 chars)

    Looking for a 3-4 bedroom home? 315 Pittsburgh, Holgate, is your answer. The home sits on a quiet street close to park. Updates include the entire home being painted inside and out. New flooring in main level bedroom. New vanity and flooring in bath. New breaker box. Newer roof. Setup your showing before this one is gone. *house is being sold as is.

17. 2025-10-14
    price $50,000 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

18. 2024-02-02
    soldstatus $50,000 Closed 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

19. 2024-02-02
    soldstatus $50,000

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

20. 2024-01-30
    status Pending 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

21. 2024-01-19
    historical Contingent 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

22. 2024-01-12
    status Active 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

23. 2024-01-06
    historical Contingent 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

24. 2024-01-05
    price $65,000 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

25. 2023-10-30
    price $74,900 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

26. 2023-09-25
    price $85,900 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

27. 2023-08-25
    listed $98,900 Active 328-char remark

    Show marketing remark (328 chars)

    A affordable choice to consider. Looking for a 3-4 bedrooms, Kitchen, Dinning Room, Living room.1 car detached garage with a summer porch attached. This home sits on a quiet street and offers a private backyard. Home is in walking distance to Holgate Community Park and downtown Holgate. A great neighborhood to raise Children.

28. 2011-02-09
    soldstatus $43,200
29. 2011-02-08
    listed $43,200

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,466 · $122/mo
• Expected delta: +$482/yr (+$40/mo · 49.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $13,997
• − Mortgage interest: −$6,996
• − Property taxes: −$984
• − Insurance: −$624
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,633
• Taxable loss: −$481
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $1,704/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: Holgate Local
• NCES district ID: 3904757
• Math proficiency: 76% ▼ -2.00%
• Reading proficiency: 73% ▼ -1.00%
• Median HH income: $52,077
• Composite: 63.32/100
• National rank: #627
• State rank: #106 of 656 in OH

Livability — Holgate

• Score: 72/100
• State rank: #394
• US rank: #6468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holgate, OH
• County: Henry · 27,211 people
• Population (ZIP): 2,092
• Household income: $63,698
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 19.4

Population outlook (Henry County) Hauer SSP2

• Today (2025): 27,204 people
• By 2030: 26,657 · -2.0%
• By 2040: 25,149 · -7.6%
• By 2050: 23,361 · -14.1%
• By 2075: 20,409 · -25.0%
• By 2100: 18,199 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+46.7) · D 26.2% · R 72.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -12.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+43.5 2016: R+39.8 2012: R+18.6 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.42%
• Current HPI: 221.8347
• 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

+189.1% since first listed

15 events — show timeline

• 2026-03-16 Listed $124,900 NORIS
• 2026-03-06 Coming Soon $124,900 NORIS
• 2025-10-14 Price Changed $50,000 NORIS
• 2024-02-02 Sold (Public Records) $50,000 Public Records
• 2024-02-02 Sold (MLS) $50,000 NORIS
• 2024-01-30 Pending — NORIS
• 2024-01-19 Contingent — NORIS
• 2024-01-12 Relisted — NORIS
• 2024-01-06 Contingent — NORIS
• 2024-01-05 Price Changed $65,000 NORIS
• 2023-10-30 Price Changed $74,900 NORIS
• 2023-09-25 Price Changed $85,900 NORIS
• 2023-08-25 Listed $98,900 NORIS
• 2011-02-09 Sold (MLS) $43,200 NORIS
• 2011-02-08 Listed $43,200 NORIS

Property tax history

-2.1%/yr

Latest (2025): $984 · -0.5% YoY. Source: county tax records.