1063 28th St · Portsmouth, OH 45662

$169,995

4 bd · 1.5 ba · 1,664 sqft · SingleFamily public records · 33 Days on market

Built 1925 6,107 sqft lot $102/sqft · 49% above area Est $114k · 49% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 3-bedroom, 2-bath home in Portsmouth, Ohio offers an ideal combination of space, comfort, and opportunity. Built with durable brick on all four sides, the property provides timeless curb appeal along with low-maintenance living for years to come. Step inside to discover a bright and spacious living room, perfect for relaxing or hosting gatherings. The separate dining room creates a welcoming space for meals and entertaining, while the generously sized bedrooms offer comfort and flexibility for a variety of needs. Outside, you'll appreciate the convenience of covered parking and the added bonus of an in-ground pool, perfect for enjoying warm summer days or creating your

Key facts

• In-ground pool
• Covered parking
• Durable brick

Tags

• DURABLE BRICK
• COVERED PARKING
• IN-GROUND POOL
• PRIVATE OUTDOOR RETREAT

Property features AI

Finance

• Other: Lot approximately 0.14 acres (about 6,107 sq ft)
• Financial info: Lease not considered
• HOA & community: No homeowners association

Exterior

• Parking: One carport space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Entry and primary living on level 1
• Construction: Brick exterior; Composition roof; Foundation described as other
• Exterior features: Composition roof; Brick construction; Window features listed as other

Interior

• Kitchen: Tile floor; Wood cabinets
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (15 x 13); Bedroom 2 on level 1 (12 x 11); Bedroom 3 on level 1 (11 x 10)
• Flooring: Wall-to-wall carpet in living room; Tile in kitchen
• Bathrooms: Two full bathrooms on level 1; Primary bathroom described as other
• Heating & cooling: Gas heating; Central air conditioning; Natural gas service; Other water heating
• Interior features: Seven total rooms; Full, unfinished basement
• Laundry & utility: Basement utility space (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#327 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Portsmouth City (town): math 23% / reading 31% proficiency, ranked #601 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Portsmouth Elementary (math 27% / reading 31%, grade F, #1,182 of 1,584 statewide, top 75%, 805 students, 0% FRL); Portsmouth Junior High School/Portsmouth High School (math 17% / reading 33%, grade F, #639 of 781 statewide, top 82%, 672 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8 units permitted in Scioto County in 2024 (0 in 5+ unit buildings).
• At $1,741/mo this rent would consume 56% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Scioto County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,895 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1925 — 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. Crime grade is F 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?
5. 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?
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: 1.02% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $113,850
• List price: $169,995
• Delta: 49.31%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2928 Kenroe Street St	0.14mi	4/2.0	1,500 (-10%)	20mo	$196,000	$131	59
1019 20th St	0.63mi	4/1.0	1,652 (-1%)	18mo	$49,000	$30	52
2218 Woodlawn Rd	0.73mi	3/1.0 (-1)	1,534 (-8%)	6mo	$157,500	$103	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,271
• Equity at exit: $25,347

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $11,121
• Equity at exit: $14,698

Cash invested: $47,599 (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 45662

• Active inventory: 17
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $256

Break-even live

Break-even rent $1,417

Max offer price $169,995

Occupancy floor 80%

Sensitivity live

Price	-10% $352	-5% $304	+0% $256	+5% $208	+10% $159
Rent	-10% $118	-5% $187	+0% $256	+5% $324	+10% $393
Rate	-1.0pp $341	-0.5pp $299	base $256	+0.5pp $212	+1.0pp $167

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: $42,499
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Hutchins St Unit NA Portsmouth, OH	4.0	2.0	1728	$2,200	$1.27	25d	1	0.94mi
1921 18th St Portsmouth, OH	3.0	2.0	1696	$1,650	$0.97	20d	1	1.07mi
1540 Linden Ave Portsmouth, OH	3.0	2.0	1500	$1,100	$0.73	16d	1	1.49mi

Listing history 7 events

1. 2026-06-01
   days on market $169,995 Active 33 DOM
2. 2026-05-31
   days on market $169,995 Active 32 DOM
3. 2026-05-11
   price $169,995 998-char remark
4. 2026-04-29
   listed $179,995 Active 998-char remark
5. 2018-03-15
   soldstatus $139,900
6. 2013-04-24
   soldstatus $132,500
7. 2008-07-08
   soldstatus $118,500

ⓘ 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: $1,887 · $157/mo
• Projected year-2 tax: $2,269 · $189/mo
• Expected delta: +$383/yr (+$32/mo · 20.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,889
• − Mortgage interest: −$9,522
• − Property taxes: −$1,887
• − Insurance: −$850
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,945
• Taxable income: $342
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,986/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: Portsmouth City
• NCES district ID: 3910027
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 31% ▼ -21.00%
• Median HH income: $27,311
• Composite: 21.52/100
• National rank: #8319
• State rank: #601 of 656 in OH

Livability — Portsmouth

• Score: 73/100
• State rank: #327
• US rank: #5379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, OH
• County: Scioto · 71,806 people
• Population (ZIP): 26,972
• Household income: $37,345
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 11.3

Population outlook (Scioto County) Hauer SSP2

• Today (2025): 71,121 people
• By 2030: 67,817 · -4.6%
• By 2040: 61,021 · -14.2%
• By 2050: 54,016 · -24.1%
• By 2075: 38,532 · -45.8%
• By 2100: 25,734 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Scioto

• 2024 margin: Solid R (+48.0) · D 25.7% · R 73.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -6.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+42.2 2016: R+36.8 2012: R+2.0 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.06%
• Current HPI: 141.5176
• 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

+43.5% since first listed

6 events — show timeline

• 2026-06-01 Listing Removed — Cincy MLS
• 2026-05-11 Price Changed $169,995 Cincy MLS
• 2026-04-29 Listed $179,995 Cincy MLS
• 2018-03-15 Sold (Public Records) $139,900 Public Records
• 2013-04-24 Sold (Public Records) $132,500 Public Records
• 2008-07-08 Sold (Public Records) $118,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,887 · +32.3% YoY. Source: county tax records.