13981 Custers Point Rd NE · Fairfield Beach, OH 43076

$80,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 95 Days on market

Built 1985 $154/sqft · 55% below area ↓ 27% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy lakeside living in this beautifully remodeled home near Buckeye Lake. Recent updates include fresh paint, new flooring, updated plumbing, and newer appliances, making it completely move-in ready. The bright, open-concept layout flows into a modern kitchen with new countertops and ample cabinet space perfect for everyday living and entertaining. Tucked away in a quiet, secluded setting, the patio offers the perfect spot to relax and watch the sunrise. A boat dock is available for rent at $1,500 per year, providing easy access to the lake and all it has to offer. Schedule your showing today! No rentals are permitted.

Key facts

• Ample cabinet space
• New countertops
• Modern kitchen

Tags

• REMODELED HOME
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• NEW COUNTERTOPS
• AMPLE CABINET SPACE
• QUIET SECLUDED SETTING

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$175,945) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/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: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#806 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities 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: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.87% ✓
• Cap rate: 25.20%
• Cash-on-cash: 67.51%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

• ARV (median comp): $175,945
• List price: $80,000
• Delta: -54.53%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 66.9%
• Equity multiple: 4.01×
• Total profit: $67,333
• Equity at exit: $11,928

10-year hold

• IRR: 71.1%
• Equity multiple: 8.24×
• Total profit: $162,123
• 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 43076

• Active inventory: 80
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,260

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,315	-5% $1,288	+0% $1,260	+5% $1,233	+10% $1,205
Rent	-10% $1,079	-5% $1,170	+0% $1,260	+5% $1,351	+10% $1,441
Rate	-1.0pp $1,300	-0.5pp $1,281	base $1,260	+0.5pp $1,239	+1.0pp $1,218

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4956 Island Dr NE Thornville, OH	2.0	1.0	680	$2,295	$3.38	2d	1	1.19mi

Listing history 25 events

1. 2026-06-14
   statusdays on market $80,000 Pending 95 DOM
2. 2026-06-12
   days on market $80,000 Active 94 DOM
3. 2026-06-09
   days on market $80,000 Active 91 DOM
4. 2026-06-08
   days on market $80,000 Active 90 DOM
5. 2026-06-07
   days on market $80,000 Active 89 DOM
6. 2026-06-05
   days on market $80,000 Active 86 DOM
7. 2026-06-03
   days on market $80,000 Active 85 DOM
8. 2026-06-02
   days on market $80,000 Active 84 DOM
9. 2026-06-01
   days on market $80,000 Active 83 DOM
10. 2026-05-31
    days on market $80,000 Active 82 DOM
11. 2026-05-30
    days on market $80,000 Active 81 DOM
12. 2026-05-01
    price $88,100 628-char remark

    Show marketing remark (628 chars)

    Enjoy lakeside living in this beautifully remodeled home near Buckeye Lake. Recent updates include fresh paint, new flooring, updated plumbing, and newer appliances, making it completely move-in ready. The bright, open-concept layout flows into a modern kitchen with new countertops and ample cabinet space perfect for everyday living and entertaining. Tucked away in a quiet, secluded setting, the patio offers the perfect spot to relax and watch the sunrise. A boat dock is available for rent at $1,500 per year, providing easy access to the lake and all it has to offer. Schedule your showing today! No rentals are permitted.

13. 2026-03-10
    listed $90,000 Active 628-char remark

    Show marketing remark (628 chars)

    Enjoy lakeside living in this beautifully remodeled home near Buckeye Lake. Recent updates include fresh paint, new flooring, updated plumbing, and newer appliances, making it completely move-in ready. The bright, open-concept layout flows into a modern kitchen with new countertops and ample cabinet space perfect for everyday living and entertaining. Tucked away in a quiet, secluded setting, the patio offers the perfect spot to relax and watch the sunrise. A boat dock is available for rent at $1,500 per year, providing easy access to the lake and all it has to offer. Schedule your showing today! No rentals are permitted.

14. 2026-02-09
    historical
15. 2026-01-02
    price $85,000
16. 2025-10-21
    price $97,000
17. 2025-09-20
    price $99,000
18. 2025-08-14
    listed $105,000 Active
19. 2023-08-23
    soldstatus $89,000 Closed
20. 2023-08-06
    status Pending
21. 2023-07-12
    price $89,000
22. 2023-05-16
    price $99,000
23. 2023-04-23
    price $110,000
24. 2023-04-16
    listed $120,000 Active
25. 2023-04-10
    historical $120,000

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

Taxation est. · year 1

• Rental income: $27,540
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$2,327
• Taxable income: $14,725
• Est. tax owed @ 24.0%: −$3,534
• After-tax cash flow: $11,588/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 — Fairfield Beach

• Score: 64/100
• State rank: #806
• US rank: #14835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Perry · 33,432 people
• Metro: Columbus, OH
• Population (ZIP): 8,805
• Household income: $84,051
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 0.5

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.14%
• Current HPI: 259.7247
• 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

-26.6% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $88,100 CBRMLS
• 2026-03-10 Listed $90,000 CBRMLS
• 2026-02-09 Listing Removed — CBRMLS
• 2026-01-02 Price Changed $85,000 CBRMLS
• 2025-10-21 Price Changed $97,000 CBRMLS
• 2025-09-20 Price Changed $99,000 CBRMLS
• 2025-08-14 Listed $105,000 CBRMLS
• 2023-08-23 Sold (MLS) $89,000 CBRMLS
• 2023-08-06 Pending — CBRMLS
• 2023-07-12 Price Changed $89,000 CBRMLS
• 2023-05-16 Price Changed $99,000 CBRMLS
• 2023-04-23 Price Changed $110,000 CBRMLS
• 2023-04-16 Listed $120,000 CBRMLS
• 2023-04-10 Coming Soon $120,000 CBRMLS