2065 W Buckhorn Dr · Lake Buckhorn, OH 44654

$299,000

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 45 Days on market

Built 1972 1.03 ac lot $189/sqft · 45% below area Est $364k · 18% under · waterfront $99/mo HOA · 8% of rent

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

3 Bedroom Raised Ranch on 3 Lots [OVER AN ACRE] with a Terrific location just steps from Beautiful LakeFront Rec Area 4 with a Lovely Pavilion overlooking the water There also is a Very Large, Serene Lake Buckhorn Rec Area behind the large backyard that stretches that across the entire area behind this home providing wonderful privacy. The Nice Private Backyard is partially fenced. This home has a wonderful, inviting warmth throughout the interior that you will truly feel as you walk through this home. The Eat-In-Kitchen is 22 x 11 with a door out to the back patio and the Private Fenced Rear Yard. The Finished Lower Level features a very nice multi-purpose Bonus Room. 2-Car Attached Garage. New Furnace & Central Air Conditioning in 2017 !!! New electric panel in 2015 !!! New Interior Doors and paint and substantial flooring upgrades in recent years. Lake Buckhorn is Both Beautiful & Lots of Fun for Everyone. 2-mile long Lake for fishing, swimming, skiing and socializing with fr

Key facts

• Deck patio area
• Access to amenities
• Natural light

Tags

• LAKE BUCKHORN COMMUNITY
• ACCESS TO AMENITIES
• NATURAL LIGHT
• OPEN KITCHEN
• DECK PATIO AREA
• SHOPPING

Property features AI

Finance

• HOA & community: Member of Lake Buckhorn Property Owner's Association; Annual HOA fee of $1,185

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with automatic door opener
• Utilities: Public water; Private sewer
• Home design: Single-story home
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Chain link fencing; Approximately 1.03-acre lot

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air heating with propane; Central air conditioning
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-957 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (56.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (58.5% below list).
• Recommended offer: $124k (58.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#834 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: amenities F, commute F, health & safety 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: 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 32% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $155k; list at $299k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $124,148 (58.5% 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 45 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.42% ✗
• Cap rate: 2.45%
• Cash-on-cash: -13.71%
• DSCR: 0.39
• GRM: 20.1

CMA / ARV

• ARV (median comp): $363,944
• List price: $299,000
• Delta: -17.84%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2179 Rhone Dr	0.45mi	3/3.0	1,638 (+3%)	9mo	$300,000	$183	58
2650 W Buckhorn Dr #823	0.41mi	3/2.0	1,380 (-13%)	10mo	$570,000	$413	47
1979 State Route 83	0.55mi	3/1.5	1,456 (-8%)	14mo	$300,000	$206	47
3493 E Buckhorn Dr	0.39mi	3/2.0	1,736 (+10%)	18mo	$325,000	$187	46
1820 W Buckhorn Dr	0.32mi	3/3.0	1,376 (-13%)	12mo	$685,000	$498	46
1910 Susten Dr	0.49mi	3/3.0	1,347 (-15%)	7mo	$360,000	$267	39
7616 Zurich Dr	0.67mi	3/2.0	1,790 (+13%)	8mo	$335,000	$187	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: 14.7%
• Equity multiple: 2.22×
• Total profit: $101,855
• Equity at exit: $269,363

10-year hold

• IRR: 14.5%
• Equity multiple: 5.15×
• Total profit: $347,740
• Equity at exit: $580,891

Cash invested: $83,720 (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: 20.1×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$125
• HOA: −$99
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-957

Break-even live

Break-even rent $2,452

Max offer price $130,009

Occupancy floor —

Sensitivity live

Price	-10% $-787	-5% $-872	+0% $-957	+5% $-1,041	+10% $-1,126
Rent	-10% $-1,055	-5% $-1,006	+0% $-957	+5% $-908	+10% $-859
Rate	-1.0pp $-806	-0.5pp $-881	base $-957	+0.5pp $-1,034	+1.0pp $-1,113

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: waterelectric

Listing history 42 events

1. 2026-06-21
   days on market $299,000 Active 45 DOM
2. 2026-06-21
   days on market $299,000 Active 44 DOM
3. 2026-06-18
   days on market $299,000 Active 42 DOM
4. 2026-06-17
   days on market $299,000 Active 41 DOM
5. 2026-06-16
   days on market $299,000 Active 40 DOM
6. 2026-06-15
   days on market $299,000 Active 39 DOM
7. 2026-06-13
   days on market $299,000 Active 37 DOM
8. 2026-06-12
   days on market $299,000 Active 36 DOM
9. 2026-06-09
   days on market $299,000 Active 33 DOM
10. 2026-06-08
    days on market $299,000 Active 32 DOM
11. 2026-06-08
    days on market $299,000 Active 31 DOM
12. 2026-06-07
    days on market $299,000 Active 30 DOM
13. 2026-06-04
    days on market $299,000 Active 27 DOM
14. 2026-06-02
    days on market $299,000 Active 26 DOM
15. 2026-06-01
    days on market $299,000 Active 25 DOM
16. 2026-05-31
    days on market $299,000 Active 24 DOM
17. 2026-05-05
    listed $299,000 Active 817-char remark
18. 2020-06-26
    soldstatus $155,000 Closed 1007-char remark

    Show marketing remark (1007 chars)

    3 Bedroom Raised Ranch on 3 Lots [OVER AN ACRE] with a Terrific location just steps from Beautiful LakeFront Rec Area 4 with a Lovely Pavilion overlooking the water There also is a Very Large, Serene Lake Buckhorn Rec Area behind the large backyard that stretches that across the entire area behind this home providing wonderful privacy. The Nice Private Backyard is partially fenced. This home has a wonderful, inviting warmth throughout the interior that you will truly feel as you walk through this home. The Eat-In-Kitchen is 22 x 11 with a door out to the back patio and the Private Fenced Rear Yard. The Finished Lower Level features a very nice multi-purpose Bonus Room. 2-Car Attached Garage. New Furnace & Central Air Conditioning in 2017 !!! New electric panel in 2015 !!! New Interior Doors and paint and substantial flooring upgrades in recent years. Lake Buckhorn is Both Beautiful & Lots of Fun for Everyone. 2-mile long Lake for fishing, swimming, skiing and socializing with fr

19. 2020-06-26
    soldstatus $155,000

    Show marketing remark (1007 chars)

    3 Bedroom Raised Ranch on 3 Lots [OVER AN ACRE] with a Terrific location just steps from Beautiful LakeFront Rec Area 4 with a Lovely Pavilion overlooking the water There also is a Very Large, Serene Lake Buckhorn Rec Area behind the large backyard that stretches that across the entire area behind this home providing wonderful privacy. The Nice Private Backyard is partially fenced. This home has a wonderful, inviting warmth throughout the interior that you will truly feel as you walk through this home. The Eat-In-Kitchen is 22 x 11 with a door out to the back patio and the Private Fenced Rear Yard. The Finished Lower Level features a very nice multi-purpose Bonus Room. 2-Car Attached Garage. New Furnace & Central Air Conditioning in 2017 !!! New electric panel in 2015 !!! New Interior Doors and paint and substantial flooring upgrades in recent years. Lake Buckhorn is Both Beautiful & Lots of Fun for Everyone. 2-mile long Lake for fishing, swimming, skiing and socializing with fr

20. 2020-06-23
    status Pending 1007-char remark

    Show marketing remark (1007 chars)

    3 Bedroom Raised Ranch on 3 Lots [OVER AN ACRE] with a Terrific location just steps from Beautiful LakeFront Rec Area 4 with a Lovely Pavilion overlooking the water There also is a Very Large, Serene Lake Buckhorn Rec Area behind the large backyard that stretches that across the entire area behind this home providing wonderful privacy. The Nice Private Backyard is partially fenced. This home has a wonderful, inviting warmth throughout the interior that you will truly feel as you walk through this home. The Eat-In-Kitchen is 22 x 11 with a door out to the back patio and the Private Fenced Rear Yard. The Finished Lower Level features a very nice multi-purpose Bonus Room. 2-Car Attached Garage. New Furnace & Central Air Conditioning in 2017 !!! New electric panel in 2015 !!! New Interior Doors and paint and substantial flooring upgrades in recent years. Lake Buckhorn is Both Beautiful & Lots of Fun for Everyone. 2-mile long Lake for fishing, swimming, skiing and socializing with fr

21. 2020-05-26
    historical Contingent 1007-char remark

    Show marketing remark (1007 chars)

    3 Bedroom Raised Ranch on 3 Lots [OVER AN ACRE] with a Terrific location just steps from Beautiful LakeFront Rec Area 4 with a Lovely Pavilion overlooking the water There also is a Very Large, Serene Lake Buckhorn Rec Area behind the large backyard that stretches that across the entire area behind this home providing wonderful privacy. The Nice Private Backyard is partially fenced. This home has a wonderful, inviting warmth throughout the interior that you will truly feel as you walk through this home. The Eat-In-Kitchen is 22 x 11 with a door out to the back patio and the Private Fenced Rear Yard. The Finished Lower Level features a very nice multi-purpose Bonus Room. 2-Car Attached Garage. New Furnace & Central Air Conditioning in 2017 !!! New electric panel in 2015 !!! New Interior Doors and paint and substantial flooring upgrades in recent years. Lake Buckhorn is Both Beautiful & Lots of Fun for Everyone. 2-mile long Lake for fishing, swimming, skiing and socializing with fr

22. 2020-05-10
    listed $155,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    3 Bedroom Raised Ranch on 3 Lots [OVER AN ACRE] with a Terrific location just steps from Beautiful LakeFront Rec Area 4 with a Lovely Pavilion overlooking the water There also is a Very Large, Serene Lake Buckhorn Rec Area behind the large backyard that stretches that across the entire area behind this home providing wonderful privacy. The Nice Private Backyard is partially fenced. This home has a wonderful, inviting warmth throughout the interior that you will truly feel as you walk through this home. The Eat-In-Kitchen is 22 x 11 with a door out to the back patio and the Private Fenced Rear Yard. The Finished Lower Level features a very nice multi-purpose Bonus Room. 2-Car Attached Garage. New Furnace & Central Air Conditioning in 2017 !!! New electric panel in 2015 !!! New Interior Doors and paint and substantial flooring upgrades in recent years. Lake Buckhorn is Both Beautiful & Lots of Fun for Everyone. 2-mile long Lake for fishing, swimming, skiing and socializing with fr

23. 2019-11-19
    historical
24. 2019-09-04
    status Active
25. 2019-08-09
    historical Contingent
26. 2019-07-07
    price $142,000
27. 2019-06-13
    status Active
28. 2019-06-13
    price $155,000
29. 2019-04-26
    historical Contingent
30. 2019-04-18
    listed $165,000 Active
31. 2014-04-07
    soldstatus $94,900
32. 2014-04-07
    soldstatus $94,900
33. 2014-03-14
    historical
34. 2013-12-24
    listed $94,900
35. 2013-10-10
    soldstatus $50,000
36. 2013-04-04
    listed $76,700
37. 2013-02-05
    soldstatus $55,000
38. 2007-10-18
    historical
39. 2007-04-16
    listed $118,000
40. 2007-03-19
    historical
41. 2006-09-19
    listed $118,000
42. 2005-01-12
    soldstatus $90,750

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $3,207 · $267/mo
• Expected delta: +$1,457/yr (+$121/mo · 83.3%)

ⓘ 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 · 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: $14,898
• − Mortgage interest: −$16,749
• − Property taxes: −$1,750
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − HOA: −$1,188
• − Depreciation: −$8,698
• Taxable loss: −$17,365
• Est. tax savings @ 24.0%: +$4,168
• After-tax cash flow: $-7,312/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 — Lake Buckhorn

• Score: 63/100
• State rank: #834
• US rank: #15591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Buckhorn, 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

+229.5% since first listed

26 events — show timeline

• 2026-05-05 Listed $299,000 MLSNOW
• 2020-06-26 Sold (Public Records) $155,000 Public Records
• 2020-06-26 Sold (MLS) $155,000 MLSNOW
• 2020-06-23 Pending — MLSNOW
• 2020-05-26 Contingent — MLSNOW
• 2020-05-10 Listed $155,000 MLSNOW
• 2019-11-19 Listing Removed — MLSNOW
• 2019-09-04 Relisted — MLSNOW
• 2019-08-09 Contingent — MLSNOW
• 2019-07-07 Price Changed $142,000 MLSNOW
• 2019-06-13 Relisted — MLSNOW
• 2019-06-13 Price Changed $155,000 MLSNOW
• 2019-04-26 Contingent — MLSNOW
• 2019-04-18 Listed $165,000 MLSNOW
• 2014-04-07 Sold (Public Records) $94,900 Public Records
• 2014-04-07 Sold (MLS) $94,900 MLSNOW
• 2014-03-14 Listing Removed — MLSNOW
• 2013-12-24 Listed $94,900 MLSNOW
• 2013-10-10 Sold (MLS) $50,000 MLSNOW
• 2013-04-04 Listed $76,700 MLSNOW
• 2013-02-05 Sold (Public Records) $55,000 Public Records
• 2007-10-18 Listing Removed — MLSNOW
• 2007-04-16 Listed $118,000 MLSNOW
• 2007-03-19 Listing Removed — MLSNOW
• 2006-09-19 Listed $118,000 MLSNOW
• 2005-01-12 Sold (Public Records) $90,750 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,750 · +0.0% YoY. Source: county tax records.