15711 Main St SE · Brownsville, OH 43721

$60,000

2 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 29 Days on market

Built 1885 0.49 ac lot $50/sqft · 78% below area ↓ 45% since listing

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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 +5.1/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.5/5.0

Listing remarks MLS

This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70.

Key facts

• 0.49 acre lot
• 4 garage spots
• Built 1885

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 30/100 on livability (#1,208 in OH) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Northern Local (rural): math 56% / reading 64% proficiency, ranked #284 of 656 in OH (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1885 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.75% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.51%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $269,062
• List price: $60,000
• Delta: -77.70%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.4%
• Equity multiple: 2.94×
• Total profit: $32,675
• Equity at exit: $26,979

10-year hold

• IRR: 34.6%
• Equity multiple: 5.81×
• Total profit: $80,735
• Equity at exit: $41,577

Cash invested: $16,800 (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 43721

• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $399

Break-even live

Break-even rent $544

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $433	-5% $416	+0% $399	+5% $382	+10% $365
Rent	-10% $316	-5% $358	+0% $399	+5% $441	+10% $482
Rate	-1.0pp $429	-0.5pp $414	base $399	+0.5pp $384	+1.0pp $368

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-17
   status Pending 346-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

2. 2026-05-17
   status Pending 345-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

3. 2026-05-15
   price $60,000 346-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

4. 2026-05-15
   price $60,000 345-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

5. 2026-04-30
   price $98,888 346-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

6. 2026-04-30
   price $98,888 345-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

7. 2026-04-17
   listed $109,800 Active 346-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

8. 2026-04-17
   listed $109,800 Active 345-char remark

   Show marketing remark (345 chars)

   This 2-bedroom, 1-bathroom property offers 1200 sqft of old-world charm, awaiting a visionary to bring it back to life. Located on almost half an acre in Brownsville, it includes a 4-car garage. The lot is serviced by a well, septic, and electricity. If you prefer not to renovate, you can build your ideal home on this site. Easy access to I-70

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,593
• − Mortgage interest: −$3,361
• − Property taxes: −$1,083
• − Insurance: −$300
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,745
• Taxable income: $4,089
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $3,808/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: Northern Local
• NCES district ID: 3904905
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $54,557
• Composite: 51.48/100
• National rank: #1724
• State rank: #284 of 656 in OH

Livability — Brownsville

• Score: 30/100
• State rank: #1208
• US rank: #27892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, OH
• County: Licking · 160,960 people
• Metro: Columbus, OH
• Population (ZIP): 316
• Household income: $73,665
• Rent vs Own: 0.0% rent · 100.0% own

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 (100%)
• Race & ethnicity: White 100%

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: —
• Current HPI: —
• 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

-45.4% since first listed

8 events — show timeline

• 2026-05-17 Pending — MLSNOW
• 2026-05-17 Pending — CBRMLS
• 2026-05-15 Price Changed $60,000 MLSNOW
• 2026-05-15 Price Changed $60,000 CBRMLS
• 2026-04-30 Price Changed $98,888 MLSNOW
• 2026-04-30 Price Changed $98,888 CBRMLS
• 2026-04-17 Listed $109,800 CBRMLS
• 2026-04-17 Listed $109,800 MLSNOW

Property tax history

-12.7%/yr

Latest (2025): $1,083 · +3.6% YoY. Source: county tax records.