8017 Hamilton St · Octa, OH 43160

$79,900

3 bd · 1.0 ba · 864 sqft · Manufactured public records · 110 Days on market

Built 1973 8,712 sqft lot $92/sqft · 48% below area Est $153k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in a prime location! Situated just minutes from the Honda plant and conveniently located near Interstate 71, this property offers incredible potential for the right buyer. This 2-bedroom, 1-bath home features a spacious kitchen and sits on a large lot with a huge backyard, complete with two storage sheds. The setting and location make this a fantastic opportunity for renovation, rental, or resale. The home will likely require significant updates and is being sold AS IS. Seller will make no repairs. Bring your vision and don't miss the chance to transform this property in a highly desirable area!

Key facts

• Spacious kitchen
• Large lot
• Huge backyard

Tags

• SPACIOUS KITCHEN
• LARGE LOT
• HUGE BACKYARD
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,065 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Miami Trace Local (rural): math 61% / reading 67% proficiency, ranked #235 of 656 in OH (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fayette County population projected at -18% 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 1.33% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.86%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $152,916
• List price: $79,900
• Delta: -47.75%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $8,245
• Equity at exit: $11,913

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $34,439
• Equity at exit: $6,908

Cash invested: $22,372 (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 43160

• Active inventory: 118
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $333

Break-even live

Break-even rent $644

Max offer price $79,900

Occupancy floor 64%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $79,900 Active 110 DOM
2. 2026-06-17
   days on market $79,900 Active 109 DOM
3. 2026-06-16
   days on market $79,900 Active 108 DOM
4. 2026-06-15
   days on market $79,900 Active 107 DOM
5. 2026-06-13
   days on market $79,900 Active 105 DOM
6. 2026-06-12
   days on market $79,900 Active 104 DOM
7. 2026-06-09
   days on market $79,900 Active 101 DOM
8. 2026-06-08
   days on market $79,900 Active 100 DOM
9. 2026-06-08
   days on market $79,900 Active 99 DOM
10. 2026-06-07
    days on market $79,900 Active 98 DOM
11. 2026-06-04
    days on market $79,900 Active 95 DOM
12. 2026-06-02
    days on market $79,900 Active 94 DOM
13. 2026-06-01
    days on market $79,900 Active 93 DOM
14. 2026-05-31
    days on market $79,900 Active 92 DOM
15. 2026-02-28
    listed $79,900 Active 619-char remark

    Show marketing remark (619 chars)

    Investor special in a prime location! Situated just minutes from the Honda plant and conveniently located near Interstate 71, this property offers incredible potential for the right buyer. This 2-bedroom, 1-bath home features a spacious kitchen and sits on a large lot with a huge backyard, complete with two storage sheds. The setting and location make this a fantastic opportunity for renovation, rental, or resale. The home will likely require significant updates and is being sold AS IS. Seller will make no repairs. Bring your vision and don't miss the chance to transform this property in a highly desirable area!

16. 2022-06-22
    soldstatus $49,900 Closed 349-char remark

    Show marketing remark (349 chars)

    Looking for a starter home? If so, look no further as this is the home for you. Located close to Interstate 71 this home features 2 bedrooms, a full bath along with a nice sized kitchen that has a new floor installed. Enjoy the huge backyard that comes with 2 sheds. Home is being sold AS IS No Repairs will be made. Don't let this deal pass you by!

17. 2022-04-30
    historical Contingent Finance and Inspection 349-char remark

    Show marketing remark (349 chars)

    Looking for a starter home? If so, look no further as this is the home for you. Located close to Interstate 71 this home features 2 bedrooms, a full bath along with a nice sized kitchen that has a new floor installed. Enjoy the huge backyard that comes with 2 sheds. Home is being sold AS IS No Repairs will be made. Don't let this deal pass you by!

18. 2022-04-28
    listed $49,900 Active 349-char remark

    Show marketing remark (349 chars)

    Looking for a starter home? If so, look no further as this is the home for you. Located close to Interstate 71 this home features 2 bedrooms, a full bath along with a nice sized kitchen that has a new floor installed. Enjoy the huge backyard that comes with 2 sheds. Home is being sold AS IS No Repairs will be made. Don't let this deal pass you by!

19. 2019-10-04
    historical Contingent Finance and Inspection
20. 2019-10-04
    historical
21. 2019-07-08
    price $45,900
22. 2019-07-01
    status Active
23. 2019-06-29
    status Pending
24. 2019-06-05
    price $49,900
25. 2019-04-30
    listed $54,000 Active
26. 2019-04-15
    historical
27. 2019-02-18
    price $54,900
28. 2019-01-24
    status Active
29. 2019-01-24
    historical Contingent Escape
30. 2018-12-16
    listed $59,900 Active
31. 2005-05-05
    soldstatus $28,500

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $961 · $80/mo
• Expected delta: +$285/yr (+$24/mo · 42.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,782
• − Mortgage interest: −$4,476
• − Property taxes: −$676
• − Insurance: −$400
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,324
• Taxable income: $2,862
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,308/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: Miami Trace Local
• NCES district ID: 3910010
• Math proficiency: 61% ▼ -15.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $45,826
• Composite: 53.98/100
• National rank: #1398
• State rank: #235 of 656 in OH

Livability — Octa

• Score: 58/100
• State rank: #1065
• US rank: #21243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Octa, OH
• County: Fayette · 25,566 people
• Population (ZIP): 21,966
• Household income: $57,475
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 6.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.13%
• Current HPI: 240.7307
• 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

+180.4% since first listed

17 events — show timeline

• 2026-02-28 Listed $79,900 CBRMLS
• 2022-06-22 Sold (MLS) $49,900 CBRMLS
• 2022-04-30 Contingent — CBRMLS
• 2022-04-28 Listed $49,900 CBRMLS
• 2019-10-04 Contingent — CBRMLS
• 2019-10-04 Listing Removed — CBRMLS
• 2019-07-08 Price Changed $45,900 CBRMLS
• 2019-07-01 Relisted — CBRMLS
• 2019-06-29 Pending — CBRMLS
• 2019-06-05 Price Changed $49,900 CBRMLS
• 2019-04-30 Listed $54,000 CBRMLS
• 2019-04-15 Listing Removed — CBRMLS
• 2019-02-18 Price Changed $54,900 CBRMLS
• 2019-01-24 Relisted — CBRMLS
• 2019-01-24 Contingent — CBRMLS
• 2018-12-16 Listed $59,900 CBRMLS
• 2005-05-05 Sold (Public Records) $28,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $676 · -0.8% YoY. Source: county tax records.