4860 Marion-mt Gilead Rd · Caledonia, OH 43314

$69,000

3 bd · 1.0 ba · 1,832 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.63 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's your opportunity to buy a property with lots of potential! Ready to be completely renovated. Rural type area with nice lot and 2 outbuildings (26x18') (24x20'). Needs lots of TLC, but could be a beautiful home!

Key facts

• 0.63 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Gravel parking; Off-street parking; Total parking for 6 vehicles
• Utilities: Electricity connected (100 Amp service); Natural gas connected; Well water; Septic tank
• Home design: Single-family house; Two levels (2 stories); Not attached; no common walls
• Construction: Fiber cement and wood siding; Block foundation; Block partial basement
• Exterior features: Other exterior features; Asphalt roof; Outbuilding; Garage(s)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level; Bedroom 4 on upper level
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 8 total rooms; Other interior features; Water heater
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).

Location & tenants

• Location reads 63/100 on livability (#815 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• River Valley Local (rural): math 60% / reading 62% proficiency, ranked #264 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Heritage Elementary School (math 64% / reading 70%, grade B+, #456 of 1,584 statewide, top 31%, 495 students, 28% FRL); River Valley Middle School (math 58% / reading 58%, grade B, #297 of 654 statewide, top 46%, 453 students, 40% FRL); River Valley High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 517 students, 32% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -18% 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $41k; list at $69k implies a 68% 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 $69,000

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.67% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.25%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $436,016
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4888 Marion-mt Gilead Rd	0.04mi	3/2.5	1,645 (-10%)	1mo	$392,000	$238	74
455 N Whetstone River Rd N	0.74mi	3/2.0	1,695 (-8%)	22mo	$325,000	$192	30

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $14,746
• Equity at exit: $10,288

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $46,316
• Equity at exit: $5,966

Cash invested: $19,320 (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 43314

• Home prices YoY: -22.0%
• Active inventory: 24
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $407

Break-even live

Break-even rent $635

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $446	-5% $426	+0% $407	+5% $387	+10% $368
Rent	-10% $316	-5% $361	+0% $407	+5% $452	+10% $497
Rate	-1.0pp $441	-0.5pp $424	base $407	+0.5pp $389	+1.0pp $370

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   status $69,000 Pending 11 DOM
2. 2026-06-08
   days on market $69,000 Active 11 DOM
3. 2026-06-07
   days on market $69,000 Active 10 DOM
4. 2026-06-03
   days on market $69,000 Active 6 DOM
5. 2026-06-02
   days on market $69,000 Active 5 DOM
6. 2026-06-01
   days on market $69,000 Active 4 DOM
7. 2026-05-31
   days on market $69,000 Active 3 DOM
8. 2026-05-30
   days on market $69,000 Active 2 DOM
9. 2026-05-27
   listed $69,000 Active
10. 1993-02-02
    soldstatus $41,000

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,797
• − Mortgage interest: −$3,865
• − Property taxes: −$1,333
• − Insurance: −$345
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,007
• Taxable income: $4,038
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $3,910/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: River Valley Local
• NCES district ID: 3904844
• Math proficiency: 60% ▼ -13.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $55,645
• Composite: 52.44/100
• National rank: #1574
• State rank: #264 of 656 in OH

Livability — Caledonia

• Score: 63/100
• State rank: #815
• US rank: #15087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion · 64,367 people
• Population (ZIP): 2,506
• Household income: $56,042
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 29.4

Population outlook (Marion County) Hauer SSP2

• Today (2025): 62,078 people
• By 2030: 60,049 · -3.3%
• By 2040: 55,413 · -10.7%
• By 2050: 50,604 · -18.5%
• By 2075: 40,162 · -35.3%
• By 2100: 29,105 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.4) · D 28.9% · R 70.3%
• 2008→2024 swing: -32.5pp toward R · 2008: -8.9pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+38.6 2016: R+34.4 2012: R+7.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.17%
• Current HPI: 223.9757
• 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

+68.3% since first listed

2 events — show timeline

• 2026-05-27 Listed $69,000 NORIS
• 1993-02-02 Sold (Public Records) $41,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,333 · +0.0% YoY. Source: county tax records.