14606 Beech Ave · Chippewa Park, OH 43331

$165,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 162 Days on market

Built 1940 3,484 sqft lot $136/sqft · 48% below area Est $317k · 48% under

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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).

• Cash flow +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.3/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this nice, three bedroom, one full bath ranch home situated on a double lot in Avondale Subdivision. The living room is very large with a shiplap wall and two ceiling fans. The kitchen is huge with new backsplash and a lot of cabinet storage. There is also an area for a large kitchen table. There are three bedrooms; the master having direct access to the updated bathroom and laundry area. There is a huge deck, carport and gazebo. The home is located very close to the lake and Avondale has several easements in which one can sit and fish or just enjoy the view.

Key facts

• Cabinet storage
• Double lot
• Huge deck

Tags

• DOUBLE LOT
• SHIPLAP WALL
• NEW BACKSPLASH
• CABINET STORAGE
• LARGE KITCHEN TABLE AREA
• HUGE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (0.6% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.5% in Chippewa Park — 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 49/100 on livability (#1,173 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Indian Lake Local (rural): math 59% / reading 66% proficiency, ranked #261 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 109 active listings in the ZIP; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $316,527
• List price: $165,000
• Delta: -47.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11242 Elm St	0.18mi	2/2.0 (-1)	1,260 (+4%)	0mo	$277,500	$220	77
11469 Ash St	0.11mi	4/1.0 (+1)	1,348 (+11%)	1mo	$312,000	$231	71
11180 Newland Rd	0.31mi	2/1.0 (-1)	1,246 (+2%)	11mo	$219,900	$176	67
11177 Sassafrass Rd	0.29mi	3/2.0	1,160 (-5%)	11mo	$412,500	$356	66
14527 Maple Ave	0.17mi	3/1.0	1,076 (-12%)	9mo	$237,400	$221	66
14200 Oakwood Ave	0.45mi	3/2.0	1,211 (-0%)	15mo	$315,000	$260	62
9161 Gross Dr	0.46mi	3/1.0	1,209 (-1%)	21mo	$290,000	$240	60
11232 Poplar St	0.17mi	2/1.0 (-1)	1,068 (-12%)	9mo	$226,000	$212	60
11171 Elm St	0.25mi	3/1.0	1,118 (-8%)	20mo	$410,000	$367	59
11197 Elm St	0.22mi	3/2.0	1,374 (+13%)	10mo	$664,400	$484	56
11191 County Road 293	0.49mi	2/2.0 (-1)	1,238 (+2%)	12mo	$160,000	$129	55
11493 Oak St	0.09mi	3/2.0	1,040 (-14%)	21mo	$159,000	$153	50

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,933
• Equity at exit: $24,602

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,479
• Equity at exit: $14,266

Cash invested: $46,200 (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 43331

• Home prices YoY: -30.0%
• Active inventory: 109
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $217

Break-even live

Break-even rent $1,366

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $310	-5% $264	+0% $217	+5% $170	+10% $124
Rent	-10% $87	-5% $152	+0% $217	+5% $282	+10% $347
Rate	-1.0pp $300	-0.5pp $259	base $217	+0.5pp $174	+1.0pp $131

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-17
   days on market $165,000 Active 162 DOM
2. 2026-06-16
   days on market $165,000 Active 161 DOM
3. 2026-06-15
   days on market $165,000 Active 160 DOM
4. 2026-06-13
   days on market $165,000 Active 158 DOM
5. 2026-06-12
   days on market $165,000 Active 157 DOM
6. 2026-06-09
   days on market $165,000 Active 154 DOM
7. 2026-06-08
   pricedays on market $165,000 Active 153 DOM
8. 2026-06-08
   days on market $174,900 Active 152 DOM
9. 2026-06-07
   days on market $174,900 Active 151 DOM
10. 2026-06-04
    days on market $174,900 Active 148 DOM
11. 2026-06-02
    days on market $174,900 Active 147 DOM
12. 2026-06-01
    days on market $174,900 Active 146 DOM
13. 2026-05-31
    days on market $174,900 Active 145 DOM
14. 2026-05-15
    price $174,900 589-char remark

    Show marketing remark (589 chars)

    Don't miss out on this nice, three bedroom, one full bath ranch home situated on a double lot in Avondale Subdivision. The living room is very large with a shiplap wall and two ceiling fans. The kitchen is huge with new backsplash and a lot of cabinet storage. There is also an area for a large kitchen table. There are three bedrooms; the master having direct access to the updated bathroom and laundry area. There is a huge deck, carport and gazebo. The home is located very close to the lake and Avondale has several easements in which one can sit and fish or just enjoy the view.

15. 2026-05-13
    price $184,000 589-char remark

    Show marketing remark (589 chars)

    Don't miss out on this nice, three bedroom, one full bath ranch home situated on a double lot in Avondale Subdivision. The living room is very large with a shiplap wall and two ceiling fans. The kitchen is huge with new backsplash and a lot of cabinet storage. There is also an area for a large kitchen table. There are three bedrooms; the master having direct access to the updated bathroom and laundry area. There is a huge deck, carport and gazebo. The home is located very close to the lake and Avondale has several easements in which one can sit and fish or just enjoy the view.

16. 2026-03-28
    price $187,500 589-char remark

    Show marketing remark (589 chars)

    Don't miss out on this nice, three bedroom, one full bath ranch home situated on a double lot in Avondale Subdivision. The living room is very large with a shiplap wall and two ceiling fans. The kitchen is huge with new backsplash and a lot of cabinet storage. There is also an area for a large kitchen table. There are three bedrooms; the master having direct access to the updated bathroom and laundry area. There is a huge deck, carport and gazebo. The home is located very close to the lake and Avondale has several easements in which one can sit and fish or just enjoy the view.

17. 2026-03-18
    price $192,500 589-char remark

    Show marketing remark (589 chars)

    Don't miss out on this nice, three bedroom, one full bath ranch home situated on a double lot in Avondale Subdivision. The living room is very large with a shiplap wall and two ceiling fans. The kitchen is huge with new backsplash and a lot of cabinet storage. There is also an area for a large kitchen table. There are three bedrooms; the master having direct access to the updated bathroom and laundry area. There is a huge deck, carport and gazebo. The home is located very close to the lake and Avondale has several easements in which one can sit and fish or just enjoy the view.

18. 2026-03-10
    price $194,900 589-char remark

    Show marketing remark (589 chars)

    Don't miss out on this nice, three bedroom, one full bath ranch home situated on a double lot in Avondale Subdivision. The living room is very large with a shiplap wall and two ceiling fans. The kitchen is huge with new backsplash and a lot of cabinet storage. There is also an area for a large kitchen table. There are three bedrooms; the master having direct access to the updated bathroom and laundry area. There is a huge deck, carport and gazebo. The home is located very close to the lake and Avondale has several easements in which one can sit and fish or just enjoy the view.

19. 2026-01-05
    listed $199,900 Active 589-char remark

    Show marketing remark (589 chars)

    Don't miss out on this nice, three bedroom, one full bath ranch home situated on a double lot in Avondale Subdivision. The living room is very large with a shiplap wall and two ceiling fans. The kitchen is huge with new backsplash and a lot of cabinet storage. There is also an area for a large kitchen table. There are three bedrooms; the master having direct access to the updated bathroom and laundry area. There is a huge deck, carport and gazebo. The home is located very close to the lake and Avondale has several easements in which one can sit and fish or just enjoy the view.

20. 2022-02-24
    soldstatus $144,000
21. 2022-02-03
    historical
22. 2022-01-06
    historical Contingent Finance and Inspection
23. 2022-01-06
    historical Contingency - Finance and Inspections
24. 2022-01-06
    historical
25. 2022-01-02
    price $147,000
26. 2022-01-02
    price $147,000
27. 2021-12-30
    soldstatus $85,000
28. 2021-10-11
    price $165,000
29. 2021-10-06
    listed $165,000 Active
30. 2021-10-06
    listed $180,000 Active
31. 2021-10-06
    listed $147,000
32. 2016-09-24
    historical
33. 2016-09-24
    historical
34. 2016-08-28
    listed $87,900
35. 2016-05-09
    listed $92,900
36. 2009-09-25
    soldstatus $90,000
37. 2008-10-15
    historical
38. 2008-04-14
    listed $84,900
39. 2007-02-12
    soldstatus $34,500
40. 2007-01-23
    soldstatus $34,500
41. 2006-10-02
    listed $38,166
42. 2006-09-28
    soldstatus $46,667
43. 2003-11-19
    soldstatus $70,000

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$415/yr (+$35/mo · 23.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $19,691
• − Mortgage interest: −$9,243
• − Property taxes: −$1,744
• − Insurance: −$825
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,800
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $2,620/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: Indian Lake Local
• NCES district ID: 3904808
• Math proficiency: 59% ▼ -14.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $44,496
• Composite: 52.6/100
• National rank: #1559
• State rank: #261 of 656 in OH

Livability — Chippewa Park

• Score: 49/100
• State rank: #1173
• US rank: #25758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Logan · 47,256 people
• Population (ZIP): 4,012
• Household income: $60,159
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 16.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.75%
• Current HPI: 256.2406
• 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

+149.9% since first listed

30 events — show timeline

• 2026-05-15 Price Changed $174,900 WRIST
• 2026-05-13 Price Changed $184,000 WRIST
• 2026-03-28 Price Changed $187,500 WRIST
• 2026-03-18 Price Changed $192,500 WRIST
• 2026-03-10 Price Changed $194,900 WRIST
• 2026-01-05 Listed $199,900 WRIST
• 2022-02-24 Sold (Public Records) $144,000 Public Records
• 2022-02-03 Listing Removed — WRIST
• 2022-01-06 Contingent — CBRMLS
• 2022-01-06 Contingent — WRIST
• 2022-01-06 Listing Removed — CBRMLS
• 2022-01-02 Price Changed $147,000 CBRMLS
• 2022-01-02 Price Changed $147,000 WRIST
• 2021-12-30 Sold (Public Records) $85,000 Public Records
• 2021-10-11 Price Changed $165,000 WRIST
• 2021-10-06 Listed $147,000 WCARE
• 2021-10-06 Listed $180,000 WRIST
• 2021-10-06 Listed $165,000 CBRMLS
• 2016-09-24 Listing Removed — WRIST
• 2016-09-24 Listing Removed — WRIST
• 2016-08-28 Listed $87,900 WRIST
• 2016-05-09 Listed $92,900 WRIST
• 2009-09-25 Sold (Public Records) $90,000 Public Records
• 2008-10-15 Listing Removed — WRIST
• 2008-04-14 Listed $84,900 WRIST
• 2007-02-12 Sold (Public Records) $34,500 Public Records
• 2007-01-23 Sold (MLS) $34,500 WRIST
• 2006-10-02 Listed $38,166 WRIST
• 2006-09-28 Sold (Public Records) $46,667 Public Records
• 2003-11-19 Sold (Public Records) $70,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,744 · -0.5% YoY. Source: county tax records.