2446 Sulphur Spring Rd · Kingston, OH 45601

$50,000

3 bd · 1.5 ba · 1,430 sqft · SingleFamily public records · 24 Days on market

Built 1971 1.58 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +3.9/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

MALLOW ESTATE AUCTION - Thurs. , June 4th 6 PM - $50,000 Minimum Bid! LOCATION, LOCATION, LOCATION!! Open Floor Plan 3 Bedroom 2 Bathroom Ranch Home on a mostly level lot, impeccable views, newer metal roof, basketball court (or ready for another outbuilding), Pole Barn Garage with additional lean-to for storage, the list goes on and on here! Open House: Tues. , May 26th 5-6 PM. Please do not walk the property without an appointment, please attend the open house for viewings, please do not disturb the occupant. Terms: $15,000 down at time of sale cash or check with positive photo ID, Balance due at closing on/before July 6, 2026, Possession on/before August 6, 2026, Sold in As-Is condition

Key facts

• Open floor plan
• Pole barn garage
• Basketball court

Tags

• OPEN FLOOR PLAN
• IMPECCABLE VIEWS
• NEWER METAL ROOF
• BASKETBALL COURT
• POLE BARN GARAGE
• ADDITIONAL LEAN-TO FOR STORAGE

Property features AI

Exterior

• Parking: 5 total parking spaces; 5 covered spaces; Attached garage; Detached parking
• Home design: Single-family residence; One story
• Construction: Metal roof
• Exterior features: Patio; Outbuilding

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Ceramic tile; Vinyl; Wood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Natural woodwork; Full basement
• Laundry & utility: Electric water heater

🔨 Auction listing. The $50,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $346,214 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-989 ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#850 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, amenities F, commute F.
• Zane Trace Local (rural): math 54% / reading 61% proficiency, ranked #317 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Zane Trace High School (math 47% / reading 52%, grade D, #390 of 781 statewide, top 54%, 411 students, 99% FRL) — zoned schools average 99% FRL vs 35% district-wide (64 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 179 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
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: 0.41% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.25%
• DSCR: 0.46
• GRM: 20.3

CMA / ARV

• ARV (median comp): $346,214
• List price: $50,000
• Delta: -85.56%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -39.0%
• Equity multiple: -0.23×
• Total profit: $-119,262
• Equity at exit: $51,622

10-year hold

• IRR: -61.0%
• Equity multiple: -0.91×
• Total profit: $-185,599
• Equity at exit: $29,934

Cash invested: $96,940 (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 45601

• Active inventory: 179
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$1,816
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-989

Break-even live

Break-even rent $2,673

Max offer price $171,450

Occupancy floor —

Sensitivity live

Price	-10% $-793	-5% $-891	+0% $-989	+5% $-1,087	+10% $-1,185
Rent	-10% $-1,102	-5% $-1,045	+0% $-989	+5% $-933	+10% $-877
Rate	-1.0pp $-815	-0.5pp $-901	base $-989	+0.5pp $-1,079	+1.0pp $-1,170

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: $86,553
• Closing costs: $10,386
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $50,000 Pending 24 DOM
2. 2026-06-04
   days on market $50,000 Active 22 DOM
3. 2026-06-02
   days on market $50,000 Active 21 DOM
4. 2026-06-01
   days on market $50,000 Active 20 DOM
5. 2026-05-31
   days on market $50,000 Active 19 DOM
6. 2026-05-12
   listed $50,000 Active 872-char remark

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,048
• − Mortgage interest: −$19,393
• − Property taxes: −$1,821
• − Insurance: −$1,731
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$10,072
• Taxable loss: −$18,697
• Est. tax savings @ 24.0%: +$4,487
• After-tax cash flow: $-7,384/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: Zane Trace Local
• NCES district ID: 3904954
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $56,172
• Composite: 49.57/100
• National rank: #1988
• State rank: #317 of 656 in OH

Livability — Kingston

• Score: 63/100
• State rank: #850
• US rank: #15949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

2 events — show timeline

• 2026-06-05 Pending — SVAR
• 2026-05-12 Listed $50,000 SVAR

Property tax history

-1.9%/yr

Latest (2025): $1,821 · +6.3% YoY. Source: county tax records.