27380 Miller Rd · Rockbridge, OH 43149

$179,900

3 bd · 1.5 ba · 2,112 sqft · SingleFamily public records · 340 Days on market

Built 1867 0.70 ac lot $85/sqft · 66% below area

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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 +22.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

Key facts

• 0.7 acre lot
• Garage
• Built 1867

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.0% in Rockbridge — 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 44/100 on livability (#1,188 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools D+, amenities F.
• Logan-Hocking Local (rural): math 55% / reading 58% proficiency, ranked #354 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 11 units permitted in Hocking County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.0% local appreciation)).
• Hocking County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $180k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1867 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1867 — 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 D-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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $521,599
• List price: $179,900
• Delta: -65.51%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.22×
• Total profit: $61,259
• Equity at exit: $102,473

10-year hold

• IRR: 19.1%
• Equity multiple: 4.34×
• Total profit: $168,225
• Equity at exit: $177,292

Cash invested: $50,372 (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 43149

• Home prices YoY: 1.8%
• Active inventory: 45
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $303

Break-even live

Break-even rent $1,456

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $405	-5% $354	+0% $303	+5% $253	+10% $202
Rent	-10% $158	-5% $231	+0% $303	+5% $376	+10% $449
Rate	-1.0pp $394	-0.5pp $349	base $303	+0.5pp $257	+1.0pp $209

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $179,900 Active 340 DOM
2. 2026-06-17
   price $179,900 Active 339 DOM
3. 2026-06-17
   days on market $189,900 Active 339 DOM
4. 2026-06-16
   days on market $189,900 Active 338 DOM
5. 2026-06-15
   days on market $189,900 Active 337 DOM
6. 2026-06-13
   days on market $189,900 Active 335 DOM
7. 2026-06-13
   days on market $189,900 Active 334 DOM
8. 2026-06-09
   days on market $189,900 Active 331 DOM
9. 2026-06-08
   days on market $189,900 Active 330 DOM
10. 2026-06-07
    days on market $189,900 Active 329 DOM
11. 2026-06-05
    pricedays on market $189,900 Active 326 DOM
12. 2026-06-03
    days on market $195,000 Active 325 DOM
13. 2026-06-02
    days on market $195,000 Active 324 DOM
14. 2026-06-01
    days on market $195,000 Active 323 DOM
15. 2026-05-31
    days on market $195,000 Active 322 DOM
16. 2026-05-04
    price $195,000 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

17. 2026-02-13
    price $199,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

18. 2026-02-02
    status Active 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

19. 2026-01-27
    historical 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

20. 2026-01-17
    price $210,000 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

21. 2025-12-29
    price $229,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

22. 2025-11-26
    price $239,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

23. 2025-10-24
    price $249,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

24. 2025-09-19
    price $254,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

25. 2025-09-08
    price $259,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

26. 2025-08-28
    price $264,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

27. 2025-08-08
    price $269,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

28. 2025-07-24
    price $274,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

29. 2025-07-07
    listed $279,900 Active 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

30. 2025-06-26
    historical $279,900 505-char remark

    Show marketing remark (505 chars)

    Beautiful 2 story farmhouse WITH A POOL less than 1 minute from State Route 33. This home boasts 3 bedrooms possible 4 with 1.5 baths, sitting on partially wooded . 70 acres with a detached garage. This home features a custom wood ceiling in the kitchen that offers built in appliance for ease of use. Several new updates to the home such as a new roof in 2020, furnace in 2020, range 2024 and refrigerator in 2023 just to name a few. Not to mention this home comes with a pool for those hot summer days!

31. 2000-07-10
    soldstatus $32,000

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $2,195 · $183/mo
• Expected delta: +$612/yr (+$51/mo · 38.6%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,083
• − Mortgage interest: −$10,077
• − Property taxes: −$1,583
• − Insurance: −$900
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$5,233
• Taxable income: $756
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $3,460/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: Logan-Hocking Local
• NCES district ID: 3904424
• Math proficiency: 55% ▼ -16.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $42,737
• Composite: 47.48/100
• National rank: #2276
• State rank: #354 of 656 in OH

Livability — Rockbridge

• Score: 44/100
• State rank: #1188
• US rank: #26794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hocking · 26,658 people
• Metro: Columbus, OH
• Population (ZIP): 2,160
• Household income: $57,004
• Rent vs Own: 13.2% rent · 86.8% own

Population outlook (Hocking County) Hauer SSP2

• Today (2025): 26,807 people
• By 2030: 25,723 · -4.0%
• By 2040: 23,370 · -12.8%
• By 2050: 20,947 · -21.9%
• By 2075: 15,624 · -41.7%
• By 2100: 11,134 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Italian 4% Iranian 3% Polish 2%
• Foreign-born: 2% · India
• Languages at home: 95% English-only · German/W. Germanic 2% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Hocking

• 2024 margin: Solid R (+44.3) · D 27.5% · R 71.8%
• 2008→2024 swing: -43.5pp toward R · 2008: -0.8pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+42.4 2016: R+36.5 2012: R+1.1 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 285.4089
• 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

+509.4% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $195,000 CBRMLS
• 2026-02-13 Price Changed $199,900 CBRMLS
• 2026-02-02 Relisted — CBRMLS
• 2026-01-27 Listing Removed — CBRMLS
• 2026-01-17 Price Changed $210,000 CBRMLS
• 2025-12-29 Price Changed $229,900 CBRMLS
• 2025-11-26 Price Changed $239,900 CBRMLS
• 2025-10-24 Price Changed $249,900 CBRMLS
• 2025-09-19 Price Changed $254,900 CBRMLS
• 2025-09-08 Price Changed $259,900 CBRMLS
• 2025-08-28 Price Changed $264,900 CBRMLS
• 2025-08-08 Price Changed $269,900 CBRMLS
• 2025-07-24 Price Changed $274,900 CBRMLS
• 2025-07-07 Listed $279,900 CBRMLS
• 2025-06-26 Coming Soon $279,900 CBRMLS
• 2000-07-10 Sold (Public Records) $32,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,583 · +28.7% YoY. Source: county tax records.