7300 Simmons Church Rd · Centerburg, OH 43011

$110,000

2 bd · 1.0 ba · 656 sqft · SingleFamily public records · 5 Days on market

Built 1945 4,356 sqft 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly updated 2 bedroom home in convenient location. You do not want to miss out on this great property. Bathroom and kitchen have been recently updated! Lots of great features.

Key facts

• Hardwood flooring
• Walk in wardrobe
• Updated full bath

Tags

• RAISED RANCH
• HARDWOOD FLOORING
• UPDATED FULL BATH
• WALK IN WARDROBE
• 5 MINUTES FROM CENTERBURG
• 40 MINUTES FROM COLUMBUS

Property features AI

Exterior

• Utilities: Private water; Private sewer
• Home design: Single-family residence; One story; Built in 1945; No common walls
• Construction: Block foundation (listed under exterior construction)
• Exterior features: Block foundation

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Crawl space/partial basement; 656 total living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.8% 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.
• Centerburg Local (rural): math 60% / reading 71% proficiency, ranked #183 of 656 in OH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; solid renter incomes; 195 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -14% 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 6.1

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $14,435
• Equity at exit: $16,401

10-year hold

• IRR: 20.8%
• Equity multiple: 2.75×
• Total profit: $54,051
• Equity at exit: $9,511

Cash invested: $30,800 (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 43011

• Home prices YoY: -26.0%
• Active inventory: 28
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $507

Break-even live

Break-even rent $872

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $569	-5% $538	+0% $507	+5% $476	+10% $445
Rent	-10% $387	-5% $447	+0% $507	+5% $567	+10% $626
Rate	-1.0pp $562	-0.5pp $535	base $507	+0.5pp $478	+1.0pp $449

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-05-16
   status Pending
2. 2026-05-13
   status Active
3. 2026-05-13
   status Active
4. 2026-05-07
   status Pending
5. 2026-05-05
   listed $110,000 Active
6. 2026-05-05
   listed $110,000 Active
7. 2022-07-27
   soldstatus $85,000
8. 2022-07-25
   soldstatus $85,000 Closed 177-char remark

   Show marketing remark (177 chars)

   Newly updated 2 bedroom home in convenient location. You do not want to miss out on this great property. Bathroom and kitchen have been recently updated! Lots of great features.

9. 2022-06-26
   status Pending 177-char remark

   Show marketing remark (177 chars)

   Newly updated 2 bedroom home in convenient location. You do not want to miss out on this great property. Bathroom and kitchen have been recently updated! Lots of great features.

10. 2022-06-21
    price $90,000 177-char remark

    Show marketing remark (177 chars)

    Newly updated 2 bedroom home in convenient location. You do not want to miss out on this great property. Bathroom and kitchen have been recently updated! Lots of great features.

11. 2022-06-08
    price $100,000 177-char remark

    Show marketing remark (177 chars)

    Newly updated 2 bedroom home in convenient location. You do not want to miss out on this great property. Bathroom and kitchen have been recently updated! Lots of great features.

12. 2022-05-28
    listed $110,000 Active 177-char remark

    Show marketing remark (177 chars)

    Newly updated 2 bedroom home in convenient location. You do not want to miss out on this great property. Bathroom and kitchen have been recently updated! Lots of great features.

13. 2022-05-05
    soldstatus $62,900
14. 2022-04-05
    soldstatus $62,900 Closed
15. 2022-02-17
    status Pending
16. 2022-02-03
    status Active
17. 2022-01-15
    status Pending
18. 2022-01-03
    price $62,900
19. 2021-12-09
    price $69,900
20. 2021-12-03
    price $76,500
21. 2021-11-23
    price $79,500
22. 2021-11-12
    price $82,500
23. 2021-11-03
    price $89,900
24. 2021-10-27
    price $95,000
25. 2021-08-07
    price $99,900
26. 2021-08-02
    price $104,900
27. 2021-07-26
    price $106,900
28. 2021-07-07
    listed $109,900 Active
29. 2007-08-01
    historical
30. 2006-09-06
    listed $48,900
31. 2003-01-07
    soldstatus $48,000
32. 2003-01-03
    soldstatus $48,000
33. 2002-09-07
    listed $54,900
34. 1999-12-27
    soldstatus $28,000
35. 1999-12-20
    soldstatus $28,000
36. 1999-11-11
    listed $30,000
37. 1988-08-23
    soldstatus $25,000

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$460/yr (+$38/mo · 57.8%)

ⓘ 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 ≥97°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: $18,164
• − Mortgage interest: −$6,162
• − Property taxes: −$796
• − Insurance: −$550
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,200
• Taxable income: $4,551
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $4,990/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: Centerburg Local
• NCES district ID: 3904782
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 71% ▼ -4.00%
• Median HH income: $65,410
• Composite: 57.07/100
• National rank: #1105
• State rank: #183 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 (Knox County) Hauer SSP2

• Today (2025): 60,036 people
• By 2030: 58,670 · -2.3%
• By 2040: 54,963 · -8.4%
• By 2050: 51,353 · -14.5%
• By 2075: 43,196 · -28.0%
• By 2100: 34,514 · -42.5%

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 · Knox

• 2024 margin: Solid R (+44.9) · D 27.1% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.9pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.8 2016: R+38.2 2012: R+24.3 2008: R+19.9

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

+340.0% since first listed

37 events — show timeline

• 2026-05-16 Pending — CBRMLS
• 2026-05-13 Relisted — KCBOR
• 2026-05-13 Relisted — CBRMLS
• 2026-05-07 Pending — CBRMLS
• 2026-05-05 Listed $110,000 CBRMLS
• 2026-05-05 Listed $110,000 KCBOR
• 2022-07-27 Sold (Public Records) $85,000 Public Records
• 2022-07-25 Sold (MLS) $85,000 CBRMLS
• 2022-06-26 Pending — CBRMLS
• 2022-06-21 Price Changed $90,000 CBRMLS
• 2022-06-08 Price Changed $100,000 CBRMLS
• 2022-05-28 Listed $110,000 CBRMLS
• 2022-05-05 Sold (Public Records) $62,900 Public Records
• 2022-04-05 Sold (MLS) $62,900 CBRMLS
• 2022-02-17 Pending — CBRMLS
• 2022-02-03 Relisted — CBRMLS
• 2022-01-15 Pending — CBRMLS
• 2022-01-03 Price Changed $62,900 CBRMLS
• 2021-12-09 Price Changed $69,900 CBRMLS
• 2021-12-03 Price Changed $76,500 CBRMLS
• 2021-11-23 Price Changed $79,500 CBRMLS
• 2021-11-12 Price Changed $82,500 CBRMLS
• 2021-11-03 Price Changed $89,900 CBRMLS
• 2021-10-27 Price Changed $95,000 CBRMLS
• 2021-08-07 Price Changed $99,900 CBRMLS
• 2021-08-02 Price Changed $104,900 CBRMLS
• 2021-07-26 Price Changed $106,900 CBRMLS
• 2021-07-07 Listed $109,900 CBRMLS
• 2007-08-01 Listing Removed — CBRMLS
• 2006-09-06 Listed $48,900 CBRMLS
• 2003-01-07 Sold (Public Records) $48,000 Public Records
• 2003-01-03 Sold (MLS) $48,000 CBRMLS
• 2002-09-07 Listed $54,900 CBRMLS
• 1999-12-27 Sold (Public Records) $28,000 Public Records
• 1999-12-20 Sold (MLS) $28,000 CBRMLS
• 1999-11-11 Listed $30,000 CBRMLS
• 1988-08-23 Sold (Public Records) $25,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $796 · +0.0% YoY. Source: county tax records.