268 S Wisconsin Ave · Wellston, OH 45692

$53,600

3 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 18 Days on market

Built 1900 Fair condition 7,200 sqft lot $32/sqft · 66% below area ↓ 14% 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
• Schools +4.1/10.0
• Appreciation +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

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

• 7,200 sq ft lot
• Built 1900
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $53k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.1% 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.
• Zoned schools: Bundy Elementary School (297 students, 0% FRL); Wellston Middle School (math 42% / reading 47%, grade D, #477 of 654 statewide, top 74%, 301 students, 0% FRL); Wellston High School (math 22% / reading 52%, grade F, #564 of 781 statewide, top 74%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 62 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 $371 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $4k (8%) 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 $52,796 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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. 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: 1.88% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.79%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (median comp): $157,835
• List price: $53,600
• Delta: -66.04%
• 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%)	12mo	$213,500	$139	69
224 W 4th St	0.07mi	3/2.0	1,456 (-12%)	9mo	$190,000	$130	65
403 S New Jersey Ave	0.51mi	3/1.5	1,682 (+2%)	16mo	$171,000	$102	59
511 E Broadway St	0.66mi	4/1.0 (+1)	1,656 (0%)	10mo	$86,000	$52	56
850 Kansas Ave	0.46mi	3/2.0	1,568 (-5%)	19mo	$235,000	$150	50
398 No. 8 Pike	0.67mi	3/1.5	1,568 (-5%)	10mo	$255,000	$163	49
398 Number 8 Pike	0.72mi	3/1.5	1,568 (-5%)	10mo	$255,000	$163	47
1040 W Broadway St St	0.66mi	3/2.0	1,508 (-9%)	8mo	$265,000	$176	44
436 S Connecticut Ave	0.74mi	4/1.0 (+1)	1,750 (+6%)	9mo	$125,000	$71	44
319 N Park Ave	0.52mi	4/2.0 (+1)	1,876 (+13%)	2mo	$199,000	$106	43
518 E 7th St	0.66mi	3/1.5	1,552 (-6%)	17mo	$160,000	$103	42
705 S Connecticut Ave	0.72mi	4/2.5 (+1)	1,896 (+14%)	12mo	$159,000	$84	21

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: 29.1%
• Equity multiple: 2.22×
• Total profit: $18,248
• Equity at exit: $7,992

10-year hold

• IRR: 36.5%
• Equity multiple: 4.37×
• Total profit: $50,620
• Equity at exit: $4,634

Cash invested: $15,008 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 5 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $244,200 ($131/sqft)
• Median days on market: 70 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -27.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45692

• Home prices YoY: -1.4%
• Active inventory: 62
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$281
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $423

Break-even live

Break-even rent $473

Max offer price $53,600

Occupancy floor 53%

Sensitivity live

Price	-10% $453	-5% $438	+0% $423	+5% $407	+10% $392
Rent	-10% $343	-5% $383	+0% $423	+5% $462	+10% $502
Rate	-1.0pp $450	-0.5pp $436	base $423	+0.5pp $409	+1.0pp $395

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: $13,400
• Closing costs: $1,608
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single family residenceTwo levelsNo shared/common wallsBuilt in 1900
• Construction: Block foundation
• Exterior features: Lot approximately 0.16 acres

Interior

• Bedrooms: One main-level bedroom
• Flooring: Laminate flooringCarpetVinyl flooring
• Bathrooms: One full bathroom
• Interior features: Cellar basementLiving area of 1,656

Listing history 50 events

1. 2026-08-08
   days on market $53,600 Active 18 DOM
2. 2026-08-07
   days on market $53,600 Active 17 DOM
3. 2026-08-06
   days on market $53,600 Active 16 DOM
4. 2026-08-05
   days on market $53,600 Active 15 DOM
5. 2026-08-04
   days on market $53,600 Active 14 DOM
6. 2026-08-03
   days on market $53,600 Active 13 DOM
7. 2026-07-31
   days on market $53,600 Active 10 DOM
8. 2026-07-30
   days on market $53,600 Active 9 DOM
9. 2026-07-29
   days on market $53,600 Active 8 DOM
10. 2026-07-27
    days on market $53,600 Active 6 DOM
11. 2026-07-25
    days on market $53,600 Active 4 DOM
12. 2026-07-24
    days on market $53,600 Active 3 DOM
13. 2026-07-23
    days on market $53,600 Active 2 DOM
14. 2026-07-22
    days on marketlisting id $53,600 Active 1 DOM
15. 2026-07-21
    days on market $53,600 Active 111 DOM
16. 2026-07-20
    days on market $53,600 Active 110 DOM
17. 2026-07-18
    days on market $53,600 Active 108 DOM
18. 2026-07-17
    days on market $53,600 Active 106 DOM
19. 2026-07-15
    days on market $53,600 Active 105 DOM
20. 2026-07-14
    days on market $53,600 Active 104 DOM
21. 2026-07-13
    days on market $53,600 Active 103 DOM
22. 2026-07-12
    days on market $53,600 Active 102 DOM
23. 2026-07-12
    days on market $53,600 Active 101 DOM
24. 2026-07-10
    days on market $53,600 Active 100 DOM
25. 2026-07-09
    days on market $53,600 Active 99 DOM
26. 2026-07-07
    days on market $53,600 Active 97 DOM
27. 2026-07-06
    days on market $53,600 Active 96 DOM
28. 2026-07-05
    days on market $53,600 Active 95 DOM
29. 2026-07-05
    days on market $53,600 Active 94 DOM
30. 2026-07-03
    days on market $53,600 Active 93 DOM
31. 2026-07-03
    days on market $53,600 Active 92 DOM
32. 2026-07-02
    price $53,600 Active 91 DOM
33. 2026-07-01
    days on market $58,000 Active 91 DOM
34. 2026-06-30
    days on market $58,000 Active 90 DOM
35. 2026-06-29
    days on market $58,000 Active 89 DOM
36. 2026-06-28
    days on market $58,000 Active 88 DOM
37. 2026-06-27
    days on market $58,000 Active 87 DOM
38. 2026-06-26
    days on market $58,000 Active 86 DOM
39. 2026-06-22
    days on market $58,000 Active 82 DOM
40. 2026-06-21
    days on market $58,000 Active 81 DOM
41. 2026-06-21
    days on market $58,000 Active 80 DOM
42. 2026-06-18
    days on market $58,000 Active 78 DOM
43. 2026-06-17
    days on market $58,000 Active 77 DOM
44. 2026-06-16
    days on market $58,000 Active 76 DOM
45. 2026-06-15
    days on market $58,000 Active 75 DOM
46. 2026-06-13
    days on market $58,000 Active 73 DOM
47. 2026-06-12
    days on market $58,000 Active 72 DOM
48. 2026-06-09
    days on market $58,000 Active 69 DOM
49. 2026-06-08
    days on market $58,000 Active 68 DOM
50. 2026-06-08
    days on market $58,000 Active 67 DOM

ⓘ 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: $844 · $70/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 ≥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: $12,097
• − Mortgage interest: −$3,002
• − Property taxes: −$844
• − Insurance: −$268
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,559
• Taxable income: $4,488
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $3,994/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $41,400–$74,520 screening

This fixer-upper home requires extensive repairs and updates to its exterior, interior, and HVAC system. With a fresh exterior, new roof, and updated bathrooms, it has significant potential for increased value.

Components & finishes AI

Roof metal

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears to be metal and in poor condition with visible rust

Repairs flagged

• Major siding — Severe weathering and peeling paint
• Major roof — Appears aged and may need replacement
• Major flooring — Worn-out carpet and hardwood floors in need of refinishing
• Major interior walls — Peeling paint and potential water damage
• Major bathrooms — Old-fashioned fixtures and potential plumbing issues
• Major HVAC/mechanicals — No visible signs of recent maintenance or upgrades

Value-add opportunities

• Resale New siding and paint — Fresh exterior will attract potential buyers ↑
• Resale New roof — A new roof will significantly increase the home's value ↑
• Resale Refinished hardwood floors — Refinished floors will enhance the home's appeal ↑
• Resale New bathrooms with updated fixtures — Modern bathrooms will attract more buyers ↑
• Both HVAC system upgrade — A new HVAC system will improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior will increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Bundy Elementary School Middle Wellston Middle School D OH #477/654 Nat'l #4,747/14,009 High Wellston High School F OH #564/781 Nat'l #9,001/17,239

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

C Composite livability gradescore 67/100

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 · 30,794 people
• City population: 7,699
• Population (ZIP): 7,699
• Household income: $52,449
• Rent vs Own: 30.4% rent · 69.6% own

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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%

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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%

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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

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single family residenceTwo levelsNo shared/common wallsBuilt in 1900
• Construction: Block foundation
• Exterior features: Lot approximately 0.16 acres

Interior

• Bedrooms: One main-level bedroom
• Flooring: Laminate flooringCarpetVinyl flooring
• Bathrooms: One full bathroom
• Interior features: Cellar basementLiving area of 1,656

Price history

-14.1% since first listed

11 events — show timeline

• 2026-07-02 Price Changed $53,600 SVAR
• 2026-07-02 Price Changed $53,600 CBRMLS
• 2026-06-30 Listed $58,000 SVAR
• 2026-06-30 Relisted — CBRMLS
• 2026-06-30 Listing Removed — Greater Lansing AoR
• 2026-06-30 Listing Removed — CBRMLS
• 2026-05-13 Price Changed $58,000 SVAR
• 2026-05-13 Price Changed $58,000 CBRMLS
• 2026-04-02 Listed $58,000 Greater Lansing AoR
• 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.