102 8th St · Malta, OH 43758

$165,000

4 bd · 2.0 ba · 2,164 sqft · SingleFamily public records · 90 Days on market

Built 1908 8,712 sqft lot Est $182k · 9% under ↓ 7% since listing

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Why this score? — see what drove the C 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 +15.6/30.0
• ARV discount +11.7/15.0
• Appreciation +8.8/10.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

Key facts

• Oak cabinets
• Utility room
• Partial basement

Tags

• OAK WOODWORK
• GAS LOG FIREPLACE
• OAK CABINETS
• STORAGE PANTRY
• UTILITY ROOM
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $71 ($849/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (15.8% below list).
• Recommended offer: $139k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#835 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, crime D, amenities F.
• Morgan Local (rural): math 46% / reading 60% proficiency, ranked #420 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 34 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (7.6% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 16499900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,880 (15.8% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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 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. 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: 0.84% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $181,776
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 N Main St	0.15mi	3/2.0 (-1)	2,088 (-4%)	22mo	$220,000	$105	64
209 Front St NW	0.52mi	4/2.0	2,234 (+3%)	21mo	$119,000	$53	53
4018 N State Route 376 NW	0.64mi	4/2.0	1,950 (-10%)	3mo	$140,000	$72	51
162 N 5th St	0.61mi	4/2.0	2,255 (+4%)	21mo	$190,000	$84	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.47×
• Total profit: $67,862
• Equity at exit: $120,497

10-year hold

• IRR: 19.0%
• Equity multiple: 5.19×
• Total profit: $193,407
• Equity at exit: $234,695

Cash invested: $46,200 (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 43758

• Home prices YoY: 4.2%
• Active inventory: 17
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $71

Break-even live

Break-even rent $1,299

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-02-17
   soldstatus $155,000
2. 2026-02-10
   status Pending 161-char remark

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

3. 2026-02-09
   soldstatus $155,000 Closed 161-char remark

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

4. 2026-01-08
   status Pending

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

5. 2026-01-08
   historical Contingent 161-char remark

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

6. 2025-12-26
   price $165,000

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

7. 2025-12-26
   price $165,000 161-char remark

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

8. 2025-12-05
   status Active

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

9. 2025-12-05
   status Active 161-char remark

   Show marketing remark (161 chars)

   2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

10. 2025-11-28
    status Pending

    Show marketing remark (161 chars)

    2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

11. 2025-11-28
    historical Contingent 161-char remark

    Show marketing remark (161 chars)

    2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

12. 2025-11-19
    price $167,000
13. 2025-10-04
    listed $1 Active
14. 2025-10-02
    listed $167,000 Active 161-char remark

    Show marketing remark (161 chars)

    2164 SQ. FT. -2 STORY-4 BEDROOM-2 BATH-PARTIAL BASEMENT-2 CAR ATTACHED GARAGE-WELL MAINTAINED-UPDATED-LARGE YARD-CONCRETE DRIVEWAY-640 SQ. FT. ADDITIONAL GARAGE.

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,841 · $153/mo
• Expected delta: +$733/yr (+$61/mo · 66.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $16,666
• − Mortgage interest: −$9,243
• − Property taxes: −$1,108
• − Insurance: −$825
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,800
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,324/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: Morgan Local
• NCES district ID: 3904877
• Math proficiency: 46% ▼ -20.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $36,523
• Composite: 43.93/100
• National rank: #2907
• State rank: #420 of 656 in OH

Livability — Malta

• Score: 63/100
• State rank: #835
• US rank: #15616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malta, OH
• County: Morgan · 19,509 people
• Population (ZIP): 2,900
• Household income: $56,477
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.9

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 14,024 people
• By 2030: 13,485 · -3.8%
• By 2040: 12,222 · -12.8%
• By 2050: 10,912 · -22.2%
• By 2075: 8,181 · -41.7%
• By 2100: 5,838 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Serbian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -46.0pp toward R · 2008: -7.2pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+48.4 2016: R+41.4 2012: R+6.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.56%
• Current HPI: 188.0191
• 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

-7.2% since first listed

14 events — show timeline

• 2026-02-17 Sold (Public Records) $155,000 Public Records
• 2026-02-10 Pending — MLSNOW
• 2026-02-09 Sold (MLS) $155,000 MLSNOW
• 2026-01-08 Pending — CBRMLS
• 2026-01-08 Contingent — MLSNOW
• 2025-12-26 Price Changed $165,000 CBRMLS
• 2025-12-26 Price Changed $165,000 MLSNOW
• 2025-12-05 Relisted — CBRMLS
• 2025-12-05 Relisted — MLSNOW
• 2025-11-28 Pending — CBRMLS
• 2025-11-28 Contingent — MLSNOW
• 2025-11-19 Price Changed $167,000 CBRMLS
• 2025-10-04 Listed $1 CBRMLS
• 2025-10-02 Listed $167,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $1,108 · -0.2% YoY. Source: county tax records.