384 State Route 314 · Centerburg, OH 43011

$80,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 29 Days on market

Built 1980 1.88 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 +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ONLINE AUCTION ONLY! Reserve Starting Price is $80,000. Online Bids End on Thursday, June 18th at 7pm. OPPORTUNITY AWAITS with this improved 1.876-acre property nestled in a beautiful country setting within the desirable Highland Local School District. Whether you are searching for the perfect building site for your future dream home, an investment rental property, or a place to live while you build, this property offers endless potential. Set back away from the road with a long drive and a tree-lined rear property boundary, the setting provides both privacy and peaceful surroundings. The spacious manufactured home features 3 bedrooms and 2 full baths with plenty of room to make it your own

Key facts

• New furnace
• 1.876 acre property
• 20x18 carport

Tags

• 1.876 ACRE PROPERTY
• NEW FURNACE
• CENTRAL AIR SYSTEM
• DELCO WATER SERVICE
• 20X24 DETACHED GARAGE
• 20X18 CARPORT

Property features AI

Finance

• Other: Auction and standard listing conditions

Exterior

• Parking: Detached 2-car garage; Carport with space for 2 vehicles
• Utilities: Public water; Private sewer
• Home design: Single-family residence; One story; Built in 1980; No common walls
• Construction: Other foundation
• Exterior features: Deck; Shed(s) and outbuilding

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating with propane
• Interior features: Crawl space basement; Approximately 1400 building area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 3.6% in Centerburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#367 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.
• Highland Local (rural): math 52% / reading 56% proficiency, ranked #372 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; solid renter incomes; 129 units permitted in Morrow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Morrow County population projected at -10% 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 $22k 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 ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $80k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.32% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.84%
• DSCR: 3.00
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.9%
• Equity multiple: 2.80×
• Total profit: $40,423
• Equity at exit: $11,928

10-year hold

• IRR: 48.1%
• Equity multiple: 5.65×
• Total profit: $104,155
• Equity at exit: $6,917

Cash invested: $22,400 (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 43011

• Home prices YoY: -26.0%
• Active inventory: 31
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $837

Break-even live

Break-even rent $800

Max offer price $80,000

Occupancy floor 50%

Sensitivity live

Price	-10% $882	-5% $860	+0% $837	+5% $814	+10% $792
Rent	-10% $690	-5% $764	+0% $837	+5% $910	+10% $984
Rate	-1.0pp $877	-0.5pp $857	base $837	+0.5pp $816	+1.0pp $795

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   statusdays on market $80,000 Pending 29 DOM
2. 2026-06-18
   days on market $80,000 Active 28 DOM
3. 2026-06-17
   days on market $80,000 Active 27 DOM
4. 2026-06-16
   days on market $80,000 Active 26 DOM
5. 2026-06-15
   days on market $80,000 Active 25 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $80,000 Active 24 DOM

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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 2/10 Low 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,313
• − Mortgage interest: −$4,481
• − Property taxes: −$2,149
• − Insurance: −$400
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$2,327
• Taxable income: $9,386
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $7,792/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: Highland Local
• NCES district ID: 3904880
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $57,055
• Composite: 46.77/100
• National rank: #2390
• State rank: #372 of 656 in OH

Livability — Centerburg

• Score: 72/100
• State rank: #367
• US rank: #5932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Knox · 63,297 people
• Population (ZIP): 6,978
• Household income: $97,929
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 8.4

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Slovak 5% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 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: ▼ -110.67%
• Current HPI: 314.3209
• 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

+377.8% since first listed

2 events — show timeline

• 2026-05-21 Listed $80,000 CBRMLS
• 1985-09-01 Sold (Public Records) $16,744 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,149 · +0.1% YoY. Source: county tax records.