210 State St · Edison, OH 43320

$105,000

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 240 Days on market

Built 1900 8,712 sqft lot $137/sqft · 35% below area Est $162k · 35% under ↓ 12% 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).

• Cash flow +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision and creativity to this classic Cape Cod-style home, offering strong bones and great potential for renovation, making your own, rental, or resale. Set on a peaceful lot with rare mature trees, this property combines the charm of early-century craftsmanship with key mechanical updates that provide a solid foundation for your next chapter or project! Inside, the functional layout includes a spacious main living area, kitchen, and utility space, with two comfortable bedrooms and cape cod finished upper level. The metal roof remains strong, while the home's dense wood framing reflects the quality and durability of its era with a partial cellar basement. Outside, enjoy a covered front porch for morning coffee and a rear deck for outdoor relaxation or entertaining. With city utilities, off-street parking, and a convenient location near local amenities, schools, and highway access, this property presents an excellent opportunity for investors seeking value-add potential in a stable, growing area.

Key facts

• Peaceful lot
• Cape cod style home
• Mature trees

Tags

• CAPE COD STYLE HOME
• PEACEFUL LOT
• MATURE TREES
• EARLY-CENTURY CRAFTSMANSHIP
• KEY MECHANICAL UPDATES
• SPACIOUS MAIN LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 $90k (13.9% below list).
• Recommended offer: $90k (13.9% 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).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $90,373 (13.9% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 14% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $161,597
• List price: $105,000
• Delta: -35.02%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $60,013
• Equity at exit: $94,592

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $174,448
• Equity at exit: $203,992

Cash invested: $29,400 (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 43320

• Home prices YoY: 13.6%
• Active inventory: 5
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $45

Break-even live

Break-even rent $847

Max offer price $105,000

Occupancy floor 90%

Sensitivity live

Price	-10% $104	-5% $74	+0% $45	+5% $15	+10% $-15
Rent	-10% $-27	-5% $9	+0% $45	+5% $80	+10% $116
Rate	-1.0pp $98	-0.5pp $71	base $45	+0.5pp $18	+1.0pp $-10

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $105,000 Active 240 DOM
2. 2026-06-18
   days on market $105,000 Active 238 DOM
3. 2026-06-17
   days on market $105,000 Active 237 DOM
4. 2026-06-16
   days on market $105,000 Active 236 DOM
5. 2026-06-15
   days on market $105,000 Active 235 DOM
6. 2026-06-13
   days on market $105,000 Active 233 DOM
7. 2026-06-12
   days on market $105,000 Active 232 DOM
8. 2026-06-09
   days on market $105,000 Active 229 DOM
9. 2026-06-08
   days on market $105,000 Active 228 DOM
10. 2026-06-08
    pricedays on market $105,000 Active 227 DOM
11. 2026-06-05
    days on market $110,000 Active 225 DOM
12. 2026-06-04
    days on market $110,000 Active 223 DOM
13. 2026-06-02
    days on market $110,000 Active 222 DOM
14. 2026-06-01
    days on market $110,000 Active 221 DOM
15. 2026-05-31
    days on market $110,000 Active 220 DOM
16. 2026-05-03
    price $110,000 1024-char remark

    Show marketing remark (1024 chars)

    Bring your vision and creativity to this classic Cape Cod-style home, offering strong bones and great potential for renovation, making your own, rental, or resale. Set on a peaceful lot with rare mature trees, this property combines the charm of early-century craftsmanship with key mechanical updates that provide a solid foundation for your next chapter or project! Inside, the functional layout includes a spacious main living area, kitchen, and utility space, with two comfortable bedrooms and cape cod finished upper level. The metal roof remains strong, while the home's dense wood framing reflects the quality and durability of its era with a partial cellar basement. Outside, enjoy a covered front porch for morning coffee and a rear deck for outdoor relaxation or entertaining. With city utilities, off-street parking, and a convenient location near local amenities, schools, and highway access, this property presents an excellent opportunity for investors seeking value-add potential in a stable, growing area.

17. 2026-04-06
    price $113,888 1024-char remark

    Show marketing remark (1024 chars)

    Bring your vision and creativity to this classic Cape Cod-style home, offering strong bones and great potential for renovation, making your own, rental, or resale. Set on a peaceful lot with rare mature trees, this property combines the charm of early-century craftsmanship with key mechanical updates that provide a solid foundation for your next chapter or project! Inside, the functional layout includes a spacious main living area, kitchen, and utility space, with two comfortable bedrooms and cape cod finished upper level. The metal roof remains strong, while the home's dense wood framing reflects the quality and durability of its era with a partial cellar basement. Outside, enjoy a covered front porch for morning coffee and a rear deck for outdoor relaxation or entertaining. With city utilities, off-street parking, and a convenient location near local amenities, schools, and highway access, this property presents an excellent opportunity for investors seeking value-add potential in a stable, growing area.

18. 2026-03-02
    price $114,888 1024-char remark

    Show marketing remark (1024 chars)

    Bring your vision and creativity to this classic Cape Cod-style home, offering strong bones and great potential for renovation, making your own, rental, or resale. Set on a peaceful lot with rare mature trees, this property combines the charm of early-century craftsmanship with key mechanical updates that provide a solid foundation for your next chapter or project! Inside, the functional layout includes a spacious main living area, kitchen, and utility space, with two comfortable bedrooms and cape cod finished upper level. The metal roof remains strong, while the home's dense wood framing reflects the quality and durability of its era with a partial cellar basement. Outside, enjoy a covered front porch for morning coffee and a rear deck for outdoor relaxation or entertaining. With city utilities, off-street parking, and a convenient location near local amenities, schools, and highway access, this property presents an excellent opportunity for investors seeking value-add potential in a stable, growing area.

19. 2025-12-05
    price $114,998 1024-char remark

    Show marketing remark (1024 chars)

    Bring your vision and creativity to this classic Cape Cod-style home, offering strong bones and great potential for renovation, making your own, rental, or resale. Set on a peaceful lot with rare mature trees, this property combines the charm of early-century craftsmanship with key mechanical updates that provide a solid foundation for your next chapter or project! Inside, the functional layout includes a spacious main living area, kitchen, and utility space, with two comfortable bedrooms and cape cod finished upper level. The metal roof remains strong, while the home's dense wood framing reflects the quality and durability of its era with a partial cellar basement. Outside, enjoy a covered front porch for morning coffee and a rear deck for outdoor relaxation or entertaining. With city utilities, off-street parking, and a convenient location near local amenities, schools, and highway access, this property presents an excellent opportunity for investors seeking value-add potential in a stable, growing area.

20. 2025-11-15
    price $119,999 1024-char remark

    Show marketing remark (1024 chars)

    Bring your vision and creativity to this classic Cape Cod-style home, offering strong bones and great potential for renovation, making your own, rental, or resale. Set on a peaceful lot with rare mature trees, this property combines the charm of early-century craftsmanship with key mechanical updates that provide a solid foundation for your next chapter or project! Inside, the functional layout includes a spacious main living area, kitchen, and utility space, with two comfortable bedrooms and cape cod finished upper level. The metal roof remains strong, while the home's dense wood framing reflects the quality and durability of its era with a partial cellar basement. Outside, enjoy a covered front porch for morning coffee and a rear deck for outdoor relaxation or entertaining. With city utilities, off-street parking, and a convenient location near local amenities, schools, and highway access, this property presents an excellent opportunity for investors seeking value-add potential in a stable, growing area.

21. 2025-10-23
    listed $124,999 Active 1024-char remark

    Show marketing remark (1024 chars)

    Bring your vision and creativity to this classic Cape Cod-style home, offering strong bones and great potential for renovation, making your own, rental, or resale. Set on a peaceful lot with rare mature trees, this property combines the charm of early-century craftsmanship with key mechanical updates that provide a solid foundation for your next chapter or project! Inside, the functional layout includes a spacious main living area, kitchen, and utility space, with two comfortable bedrooms and cape cod finished upper level. The metal roof remains strong, while the home's dense wood framing reflects the quality and durability of its era with a partial cellar basement. Outside, enjoy a covered front porch for morning coffee and a rear deck for outdoor relaxation or entertaining. With city utilities, off-street parking, and a convenient location near local amenities, schools, and highway access, this property presents an excellent opportunity for investors seeking value-add potential in a stable, growing area.

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$370/yr (+$31/mo · 41.2%)

ⓘ 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 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: $10,845
• − Mortgage interest: −$5,882
• − Property taxes: −$898
• − Insurance: −$525
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$3,055
• Taxable loss: −$1,250
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $837/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

-12.0% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $110,000 CBRMLS
• 2026-04-06 Price Changed $113,888 CBRMLS
• 2026-03-02 Price Changed $114,888 CBRMLS
• 2025-12-05 Price Changed $114,998 CBRMLS
• 2025-11-15 Price Changed $119,999 CBRMLS
• 2025-10-23 Listed $124,999 CBRMLS

Property tax history

+3.0%/yr

Latest (2025): $898 · -8.5% YoY. Source: county tax records.