268 S Wisconsin Ave · Wellston, OH 45692

$58,000

3 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 78 Days on market

Built 1900 6,969 sqft lot $35/sqft · 63% below area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for this fixer upper located in town! Spacious home with lots of potential, just needs some TLC. Vinyl siding and metal roof, just waiting for your personal touch. Use your vision the make it your own!

Key facts

• Metal roof
• Vinyl siding
• 6,969 sq ft lot

Tags

• VINYL SIDING
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.2% in Wellston — 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 67/100 on livability (#606 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D, amenities F.
• Wellston City (rural): math 38% / reading 47% proficiency, ranked #532 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 32 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at -22% 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 $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.87%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (median comp): $156,516
• List price: $58,000
• Delta: -62.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 S Minnesota Ave	0.09mi	3/2.0	1,532 (-8%)	11mo	$213,500	$139	70
224 W 4th St	0.07mi	3/2.0	1,456 (-12%)	7mo	$190,000	$130	66
260 S Minnesota Ave	0.06mi	4/2.5 (+1)	1,716 (+4%)	21mo	$126,500	$74	63
511 E Broadway St	0.66mi	4/1.0 (+1)	1,656 (0%)	8mo	$86,000	$52	58
850 Kansas Ave	0.46mi	3/2.0	1,568 (-5%)	17mo	$235,000	$150	52
398 No. 8 Pike	0.67mi	3/1.5	1,568 (-5%)	9mo	$255,000	$163	50
398 Number 8 Pike	0.72mi	3/1.5	1,568 (-5%)	9mo	$255,000	$163	48
1040 W Broadway St St	0.66mi	3/2.0	1,508 (-9%)	6mo	$265,000	$176	45
436 S Connecticut Ave	0.74mi	4/1.0 (+1)	1,750 (+6%)	7mo	$125,000	$71	45
319 N Park Ave	0.52mi	4/2.0 (+1)	1,876 (+13%)	1mo	$199,000	$106	44
518 E 7th St	0.66mi	3/1.5	1,552 (-6%)	16mo	$160,000	$103	44
705 S Connecticut Ave	0.72mi	4/2.5 (+1)	1,896 (+14%)	10mo	$159,000	$84	23

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $16,364
• Equity at exit: $8,648

10-year hold

• IRR: 32.3%
• Equity multiple: 3.92×
• Total profit: $47,461
• Equity at exit: $5,015

Cash invested: $16,240 (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 45692

• Home prices YoY: -1.4%
• Active inventory: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $404

Break-even live

Break-even rent $505

Max offer price $58,000

Occupancy floor 55%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $58,000 Active 78 DOM
2. 2026-06-17
   days on market $58,000 Active 77 DOM
3. 2026-06-16
   days on market $58,000 Active 76 DOM
4. 2026-06-15
   days on market $58,000 Active 75 DOM
5. 2026-06-13
   days on market $58,000 Active 73 DOM
6. 2026-06-12
   days on market $58,000 Active 72 DOM
7. 2026-06-09
   days on market $58,000 Active 69 DOM
8. 2026-06-08
   days on market $58,000 Active 68 DOM
9. 2026-06-08
   days on market $58,000 Active 67 DOM
10. 2026-06-07
    days on market $58,000 Active 66 DOM
11. 2026-06-04
    days on market $58,000 Active 63 DOM
12. 2026-06-02
    days on market $58,000 Active 62 DOM
13. 2026-06-01
    days on market $58,000 Active 61 DOM
14. 2026-05-31
    days on market $58,000 Active 60 DOM
15. 2026-05-13
    price $58,000

    Show marketing remark (219 chars)

    Great opportunity for this fixer upper located in town! Spacious home with lots of potential, just needs some TLC. Vinyl siding and metal roof, just waiting for your personal touch. Use your vision the make it your own!

16. 2026-05-13
    price $58,000 219-char remark

    Show marketing remark (219 chars)

    Great opportunity for this fixer upper located in town! Spacious home with lots of potential, just needs some TLC. Vinyl siding and metal roof, just waiting for your personal touch. Use your vision the make it your own!

17. 2026-04-02
    listed $62,400 Active
18. 2026-04-01
    listed $62,400 Active 219-char remark

    Show marketing remark (219 chars)

    Great opportunity for this fixer upper located in town! Spacious home with lots of potential, just needs some TLC. Vinyl siding and metal roof, just waiting for your personal touch. Use your vision the make it your own!

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $875 · $73/mo
• Expected delta: +$30/yr (+$3/mo · 3.6%)

ⓘ 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 ≥100°F today · 19 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: $12,197
• − Mortgage interest: −$3,249
• − Property taxes: −$844
• − Insurance: −$290
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,687
• Taxable income: $4,175
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $3,849/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: Wellston City
• NCES district ID: 3904502
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 47% ▼ -10.00%
• Median HH income: $35,982
• Composite: 35.2/100
• National rank: #4991
• State rank: #532 of 656 in OH

Livability — Wellston

• Score: 67/100
• State rank: #606
• US rank: #10407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellston, OH
• County: Jackson · 32,540 people
• City population: 7,699
• Population (ZIP): 7,699
• Household income: $52,449
• Rent vs Own: 30.4% rent · 69.6% own

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 30,794 people
• By 2030: 29,535 · -4.1%
• By 2040: 26,757 · -13.1%
• By 2050: 23,897 · -22.4%
• By 2075: 17,115 · -44.4%
• By 2100: 10,908 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.1) · D 20.7% · R 78.8%
• 2008→2024 swing: -37.9pp toward R · 2008: -20.2pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+54.1 2016: R+48.9 2012: R+20.8 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.09%
• Current HPI: 219.2619
• 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

-7.1% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $58,000 SVAR
• 2026-05-13 Price Changed $58,000 CBRMLS
• 2026-04-02 Listed $62,400 SVAR
• 2026-04-01 Listed $62,400 CBRMLS

Property tax history

+10.5%/yr

Latest (2025): $844 · +89.1% YoY. Source: county tax records.