12343 State Route 316 · Darbyville, OH 43164

$60,000

2 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 41 Days on market

Built 1900 0.52 ac lot $46/sqft · 75% below area

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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
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

Key facts

• 0.52 acre lot
• Built 1900
• Listed 40 days

Property features AI

Finance

• Financial info: $673 annual tax (2025)

Exterior

• Utilities: Water from well; Private sewer
• Home design: Single family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Stone foundation; Built in 1900
• Exterior features: Stone foundation; Lot about 0.52 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement; Approx. 1,299 building area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,085 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Westfall Local (rural): math 49% / reading 66% proficiency, ranked #304 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (3.5% local appreciation)).
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.87% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.08%
• DSCR: 2.56
• GRM: 4.5

CMA / ARV

• ARV (median comp): $241,031
• List price: $60,000
• Delta: -75.11%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12307 State Route 316	0.04mi	2/1.5	1,200 (-8%)	22mo	$248,000	$207	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.39×
• Total profit: $40,135
• Equity at exit: $28,701

10-year hold

• IRR: 40.9%
• Equity multiple: 6.78×
• Total profit: $97,089
• Equity at exit: $45,620

Cash invested: $16,800 (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 43164

• Home prices YoY: 1.6%
• Active inventory: 13
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $491

Break-even live

Break-even rent $501

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $60,000 Active 41 DOM
2. 2026-06-17
   days on market $60,000 Active 40 DOM
3. 2026-06-16
   days on market $60,000 Active 39 DOM
4. 2026-06-15
   days on market $60,000 Active 38 DOM
5. 2026-06-13
   days on market $60,000 Active 36 DOM
6. 2026-06-12
   days on market $60,000 Active 35 DOM
7. 2026-06-09
   days on market $60,000 Active 32 DOM
8. 2026-06-08
   days on market $60,000 Active 31 DOM
9. 2026-06-08
   days on market $60,000 Active 30 DOM
10. 2026-06-05
    days on market $60,000 Active 28 DOM
11. 2026-06-04
    days on market $60,000 Active 26 DOM
12. 2026-06-02
    days on market $60,000 Active 25 DOM
13. 2026-06-01
    days on market $60,000 Active 24 DOM
14. 2026-05-31
    days on market $60,000 Active 23 DOM
15. 2026-05-08
    listed $70,000 Active 337-char remark
16. 2025-11-04
    soldstatus $43,000 Closed 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

17. 2025-10-29
    status Pending 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

18. 2025-10-19
    price $50,000 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

19. 2025-10-10
    status Active 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

20. 2025-10-03
    historical Contingent 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

21. 2025-10-02
    price $62,500 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

22. 2025-09-26
    listed $75,000 Active 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

23. 2025-09-23
    historical $75,000 218-char remark

    Show marketing remark (218 chars)

    This 2 bedroom 1 bath home sits on over half an acre with endless possibilities. Home is in need of interior rehab. This will be perfect for a fix and flip and enough room to add an additional bedroom and bath. See A2A

24. 2025-09-17
    historical
25. 2025-09-15
    listed $89,999 Active
26. 1989-10-18
    soldstatus $27,900

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$131/yr (+$11/mo · 19.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,472
• − Mortgage interest: −$3,361
• − Property taxes: −$673
• − Insurance: −$300
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,745
• Taxable income: $5,237
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $4,637/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: Westfall Local
• NCES district ID: 3904910
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $63,733
• Composite: 50.25/100
• National rank: #1891
• State rank: #304 of 656 in OH

Livability — Darbyville

• Score: 57/100
• State rank: #1085
• US rank: #21735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 2,062
• Household income: $71,111
• Rent vs Own: 27.2% rent · 72.8% own

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.51%
• Current HPI: 224.7555
• 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

+115.1% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $60,000 CBRMLS
• 2026-05-08 Listed $70,000 CBRMLS
• 2025-11-04 Sold (MLS) $43,000 CBRMLS
• 2025-10-29 Pending — CBRMLS
• 2025-10-19 Price Changed $50,000 CBRMLS
• 2025-10-10 Relisted — CBRMLS
• 2025-10-03 Contingent — CBRMLS
• 2025-10-02 Price Changed $62,500 CBRMLS
• 2025-09-26 Listed $75,000 CBRMLS
• 2025-09-23 Coming Soon $75,000 CBRMLS
• 2025-09-17 Listing Removed — CBRMLS
• 2025-09-15 Listed $89,999 CBRMLS
• 1989-10-18 Sold (Public Records) $27,900 Public Records

Property tax history

-9.4%/yr

Latest (2025): $673 · -32.6% YoY. Source: county tax records.