106 Williams · Edison, OH 43320

$169,900

5 bd · 2.0 ba · 2,176 sqft · SingleFamily · 366 Days on market

Built 1901 $78/sqft · 24% below area Est $225k · 24% under ↓ 15% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

Key facts

• Charming front porch
• Engraved step
• Cottage style home

Tags

• CHARMING FRONT PORCH
• ENGRAVED STEP
• COTTAGE STYLE HOME

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-64 ($-770/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (17.3% below list).
• Recommended offer: $141k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#905 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D+, schools F, amenities F.
• Mount Gilead Exempted Village (town): math 42% / reading 53% proficiency, ranked #474 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 129 units permitted in Morrow County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Morrow County population projected at -10% 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,503 (17.3% 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 366 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — 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 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?
7. 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?
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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $224,662
• List price: $169,900
• Delta: -24.38%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $88,466
• Equity at exit: $153,059

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $263,775
• Equity at exit: $330,078

Cash invested: $47,572 (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 43320

• Home prices YoY: 13.6%
• Active inventory: 5
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-64

Break-even live

Break-even rent $1,486

Max offer price $160,615

Occupancy floor 100%

Sensitivity live

Price	-10% $53	-5% $-5	+0% $-64	+5% $-123	+10% $-182
Rent	-10% $-175	-5% $-120	+0% $-64	+5% $-9	+10% $47
Rate	-1.0pp $21	-0.5pp $-21	base $-64	+0.5pp $-108	+1.0pp $-153

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $169,900 Pending 366 DOM
2. 2026-06-08
   days on market $169,900 Active 366 DOM
3. 2026-06-08
   days on market $169,900 Active 365 DOM
4. 2026-06-05
   days on market $169,900 Active 363 DOM
5. 2026-06-04
   days on market $169,900 Active 361 DOM
6. 2026-06-02
   days on market $169,900 Active 360 DOM
7. 2026-06-01
   days on market $169,900 Active 359 DOM
8. 2026-05-31
   days on market $169,900 Active 358 DOM
9. 2026-05-13
   price $169,900 442-char remark

   Show marketing remark (442 chars)

   Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

10. 2026-03-23
    price $174,900 442-char remark

    Show marketing remark (442 chars)

    Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

11. 2025-12-10
    price $179,900 442-char remark

    Show marketing remark (442 chars)

    Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

12. 2025-10-06
    price $189,900 442-char remark

    Show marketing remark (442 chars)

    Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

13. 2025-10-06
    status Active 442-char remark

    Show marketing remark (442 chars)

    Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

14. 2025-07-17
    status Active 442-char remark

    Show marketing remark (442 chars)

    Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

15. 2025-04-03
    listed $199,999 Active 442-char remark

    Show marketing remark (442 chars)

    Check out this great investment opportunity! TWO FOR ONE! Awesome home plus a cottage home! The larger home features an updated kitchen and bath, 3 or 4 bedrooms, accessible ramp, a cellar and front porch. The cottage has new flooring & new forced air heating and offers the potential for business or a one bedroom, one bath rental - you decide! DelCo Water. Owner selling as is, where is. Easy to tour, schedule your appointment today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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

Taxation est. · year 1

• Rental income: $16,860
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,943
• Taxable loss: −$3,695
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $117/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: Mount Gilead Exempted Village
• NCES district ID: 3904553
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,440
• Composite: 40.62/100
• National rank: #3690
• State rank: #474 of 656 in OH

Livability — Edison

• Score: 62/100
• State rank: #905
• US rank: #17088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edison, OH
• County: Morrow · 41,908 people
• Metro: Columbus, OH
• Population (ZIP): 1,538
• Household income: $49,198
• Rent vs Own: 8.4% rent · 91.6% own

Population outlook (Morrow County) Hauer SSP2

• Today (2025): 35,607 people
• By 2030: 35,482 · -0.4%
• By 2040: 34,369 · -3.5%
• By 2050: 32,038 · -10.0%
• By 2075: 25,090 · -29.5%
• By 2100: 17,123 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Native American 1% Asian 1%
• Common ancestry: Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Morrow

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.5%
• 2008→2024 swing: -32.4pp toward R · 2008: -23.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.3 2016: R+49.5 2012: R+24.6 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.55%
• Current HPI: 281.086
• 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

-15.0% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $169,900 MARMLS
• 2026-03-23 Price Changed $174,900 MARMLS
• 2025-12-10 Price Changed $179,900 MARMLS
• 2025-10-06 Price Changed $189,900 MARMLS
• 2025-10-06 Relisted — MARMLS
• 2025-07-17 Relisted — MARMLS
• 2025-04-03 Listed $199,999 MARMLS