115 6th St · Lancaster, OH 43130

$79,000

2 bd · 1.0 ba · 486 sqft · SingleFamily public records · 153 Days on market

Built 1881 5,662 sqft lot $163/sqft · 35% above area Est $65k · 21% over $288/mo HOA · 27% of rent

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Why this score? — see what drove the D+ 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 +18.0/30.0
• 1% rule +8.5/10.0
• DSCR +5.6/10.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUALIFIES FOR NO MONEY DOWN!! Check out this charming historic cottage located inside Lancaster Campground. This well-maintained home features two bedrooms on the second floor and a full bath on the main level, along with a convenient stackable washer and dryer. Renovated in 2022, updates include plumbing, electric, new drywall and fixtures, newer windows and doors, and a built-in electric fireplace. Additional improvements include spray foam insulation beneath the home for enhance efficiency and a brand-new roof installed in December 2025. Enjoy the inviting covered front porch, the unique charm and quietness of campground living in this special historic setting within close proximity to the pool, Davis auditorium and the campground cafe. HOA fee includes water, sewer, trash and street snow removal! Don't let this one get away! Motivated Seller!

Key facts

• Covered front porch
• Modern updates
• Historic cottage

Tags

• HISTORIC COTTAGE
• MODERN UPDATES
• STACKABLE WASHER AND DRYER
• BUILT-IN ELECTRIC FIREPLACE
• SPRAY FOAM INSULATION
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $68 ($810/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% in Lancaster — 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 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Lancaster City (town): math 38% / reading 51% proficiency, ranked #504 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 204 active listings in the ZIP; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 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.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.35% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 6.2

CMA / ARV

• ARV (median comp): $65,430
• List price: $79,000
• Delta: 20.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 5th St	0.03mi	1/1.0 (-1)	530 (+9%)	2mo	$93,000	$175	77
99 5th St	0.02mi	1/1.0 (-1)	460 (-5%)	18mo	$85,000	$185	70
283 14th St	0.09mi	2/1.5	432 (-11%)	9mo	$87,000	$201	68
22 1st St	0.04mi	1/1.0 (-1)	442 (-9%)	16mo	$63,000	$143	64

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-5,907
• Equity at exit: $11,779

10-year hold

• IRR: 6.1%
• Equity multiple: 1.52×
• Total profit: $11,497
• Equity at exit: $6,830

Cash invested: $22,120 (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 43130

• Rents YoY: 5.2%
• Active inventory: 204
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$33
• HOA: −$288
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $68

Break-even live

Break-even rent $982

Max offer price $79,000

Occupancy floor 89%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $288 · $3,456/yr
• Likely covers: watersewertrashelectricsnow removalpool

Listing history 28 events

1. 2026-06-18
   days on market $79,000 Active 153 DOM
2. 2026-06-17
   days on market $79,000 Active 152 DOM
3. 2026-06-16
   days on market $79,000 Active 151 DOM
4. 2026-06-15
   days on market $79,000 Active 150 DOM
5. 2026-06-13
   days on market $79,000 Active 148 DOM
6. 2026-06-09
   days on market $79,000 Active 144 DOM
7. 2026-06-08
   days on market $79,000 Active 143 DOM
8. 2026-06-07
   days on market $79,000 Active 142 DOM
9. 2026-06-03
   days on market $79,000 Active 138 DOM
10. 2026-06-02
    days on market $79,000 Active 137 DOM
11. 2026-06-01
    days on market $79,000 Active 136 DOM
12. 2026-05-31
    days on market $79,000 Active 135 DOM
13. 2026-05-13
    price $79,000 858-char remark

    Show marketing remark (858 chars)

    QUALIFIES FOR NO MONEY DOWN!! Check out this charming historic cottage located inside Lancaster Campground. This well-maintained home features two bedrooms on the second floor and a full bath on the main level, along with a convenient stackable washer and dryer. Renovated in 2022, updates include plumbing, electric, new drywall and fixtures, newer windows and doors, and a built-in electric fireplace. Additional improvements include spray foam insulation beneath the home for enhance efficiency and a brand-new roof installed in December 2025. Enjoy the inviting covered front porch, the unique charm and quietness of campground living in this special historic setting within close proximity to the pool, Davis auditorium and the campground cafe. HOA fee includes water, sewer, trash and street snow removal! Don't let this one get away! Motivated Seller!

14. 2026-05-07
    price $84,777 858-char remark

    Show marketing remark (858 chars)

    QUALIFIES FOR NO MONEY DOWN!! Check out this charming historic cottage located inside Lancaster Campground. This well-maintained home features two bedrooms on the second floor and a full bath on the main level, along with a convenient stackable washer and dryer. Renovated in 2022, updates include plumbing, electric, new drywall and fixtures, newer windows and doors, and a built-in electric fireplace. Additional improvements include spray foam insulation beneath the home for enhance efficiency and a brand-new roof installed in December 2025. Enjoy the inviting covered front porch, the unique charm and quietness of campground living in this special historic setting within close proximity to the pool, Davis auditorium and the campground cafe. HOA fee includes water, sewer, trash and street snow removal! Don't let this one get away! Motivated Seller!

15. 2026-03-23
    price $84,999 858-char remark

    Show marketing remark (858 chars)

    QUALIFIES FOR NO MONEY DOWN!! Check out this charming historic cottage located inside Lancaster Campground. This well-maintained home features two bedrooms on the second floor and a full bath on the main level, along with a convenient stackable washer and dryer. Renovated in 2022, updates include plumbing, electric, new drywall and fixtures, newer windows and doors, and a built-in electric fireplace. Additional improvements include spray foam insulation beneath the home for enhance efficiency and a brand-new roof installed in December 2025. Enjoy the inviting covered front porch, the unique charm and quietness of campground living in this special historic setting within close proximity to the pool, Davis auditorium and the campground cafe. HOA fee includes water, sewer, trash and street snow removal! Don't let this one get away! Motivated Seller!

16. 2026-02-17
    price $87,900 858-char remark

    Show marketing remark (858 chars)

    QUALIFIES FOR NO MONEY DOWN!! Check out this charming historic cottage located inside Lancaster Campground. This well-maintained home features two bedrooms on the second floor and a full bath on the main level, along with a convenient stackable washer and dryer. Renovated in 2022, updates include plumbing, electric, new drywall and fixtures, newer windows and doors, and a built-in electric fireplace. Additional improvements include spray foam insulation beneath the home for enhance efficiency and a brand-new roof installed in December 2025. Enjoy the inviting covered front porch, the unique charm and quietness of campground living in this special historic setting within close proximity to the pool, Davis auditorium and the campground cafe. HOA fee includes water, sewer, trash and street snow removal! Don't let this one get away! Motivated Seller!

17. 2026-01-17
    listed $89,900 Active 858-char remark

    Show marketing remark (858 chars)

    QUALIFIES FOR NO MONEY DOWN!! Check out this charming historic cottage located inside Lancaster Campground. This well-maintained home features two bedrooms on the second floor and a full bath on the main level, along with a convenient stackable washer and dryer. Renovated in 2022, updates include plumbing, electric, new drywall and fixtures, newer windows and doors, and a built-in electric fireplace. Additional improvements include spray foam insulation beneath the home for enhance efficiency and a brand-new roof installed in December 2025. Enjoy the inviting covered front porch, the unique charm and quietness of campground living in this special historic setting within close proximity to the pool, Davis auditorium and the campground cafe. HOA fee includes water, sewer, trash and street snow removal! Don't let this one get away! Motivated Seller!

18. 2023-11-17
    soldstatus $79,000
19. 2023-11-06
    soldstatus $79,000 Closed 353-char remark

    Show marketing remark (353 chars)

    This recently renovated charming cottage offers 2 bed, 1 full bath. Includes new oven, refrigerator, new windows & doors, as well as spray insulation under the home. The two bedrooms also include ceiling fans. Enjoy all of the amenities the Lancaster Camp Ground has to offer! * MUST BE PREAPPROVED BY THE CAMPGROUND PRIOR TO SUBMITTING AN OFFER.

20. 2023-10-26
    status Pending 353-char remark

    Show marketing remark (353 chars)

    This recently renovated charming cottage offers 2 bed, 1 full bath. Includes new oven, refrigerator, new windows & doors, as well as spray insulation under the home. The two bedrooms also include ceiling fans. Enjoy all of the amenities the Lancaster Camp Ground has to offer! * MUST BE PREAPPROVED BY THE CAMPGROUND PRIOR TO SUBMITTING AN OFFER.

21. 2023-10-04
    historical Contingent Finance and Inspection 353-char remark

    Show marketing remark (353 chars)

    This recently renovated charming cottage offers 2 bed, 1 full bath. Includes new oven, refrigerator, new windows & doors, as well as spray insulation under the home. The two bedrooms also include ceiling fans. Enjoy all of the amenities the Lancaster Camp Ground has to offer! * MUST BE PREAPPROVED BY THE CAMPGROUND PRIOR TO SUBMITTING AN OFFER.

22. 2023-08-21
    price $82,000 353-char remark

    Show marketing remark (353 chars)

    This recently renovated charming cottage offers 2 bed, 1 full bath. Includes new oven, refrigerator, new windows & doors, as well as spray insulation under the home. The two bedrooms also include ceiling fans. Enjoy all of the amenities the Lancaster Camp Ground has to offer! * MUST BE PREAPPROVED BY THE CAMPGROUND PRIOR TO SUBMITTING AN OFFER.

23. 2023-08-01
    listed $85,000 Active 353-char remark

    Show marketing remark (353 chars)

    This recently renovated charming cottage offers 2 bed, 1 full bath. Includes new oven, refrigerator, new windows & doors, as well as spray insulation under the home. The two bedrooms also include ceiling fans. Enjoy all of the amenities the Lancaster Camp Ground has to offer! * MUST BE PREAPPROVED BY THE CAMPGROUND PRIOR TO SUBMITTING AN OFFER.

24. 2022-11-28
    soldstatus $74,000 Closed
25. 2022-10-28
    historical Contingent Finance and Inspection
26. 2022-10-06
    price $84,900
27. 2022-09-23
    listed $89,500 Active
28. 1989-06-09
    soldstatus $48,000

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$374/yr (+$31/mo · 77.0%)

ⓘ 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 ≥99°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,807
• − Mortgage interest: −$4,425
• − Property taxes: −$485
• − Insurance: −$395
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − HOA: −$3,456
• − Depreciation: −$2,298
• Taxable loss: −$301
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $883/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: Lancaster City
• NCES district ID: 3904420
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $41,696
• Composite: 37.39/100
• National rank: #4427
• State rank: #504 of 656 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, OH
• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• Metro: Columbus, OH
• 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

+64.6% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $79,000 CBRMLS
• 2026-05-07 Price Changed $84,777 CBRMLS
• 2026-03-23 Price Changed $84,999 CBRMLS
• 2026-02-17 Price Changed $87,900 CBRMLS
• 2026-01-17 Listed $89,900 CBRMLS
• 2023-11-17 Sold (Public Records) $79,000 Public Records
• 2023-11-06 Sold (MLS) $79,000 CBRMLS
• 2023-10-26 Pending — CBRMLS
• 2023-10-04 Contingent — CBRMLS
• 2023-08-21 Price Changed $82,000 CBRMLS
• 2023-08-01 Listed $85,000 CBRMLS
• 2022-11-28 Sold (MLS) $74,000 CBRMLS
• 2022-10-28 Contingent — CBRMLS
• 2022-10-06 Price Changed $84,900 CBRMLS
• 2022-09-23 Listed $89,500 CBRMLS
• 1989-06-09 Sold (Public Records) $48,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $485 · +101.9% YoY. Source: county tax records.