95 Sugar St · Chillicothe, OH 45601

$35,000

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 8 Days on market

Built 1984 ↓ 42% 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 +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for your next flip, rental portfolio addition, or redevelopment project, this property offers incredible potential. Property sits on a large yard with convenient alley access, providing added flexibility for parking, garages, or future improvements. This house has a head start on the remodel with new siding installed. Great investment oppurtunity.

Key facts

• Alley access
• New siding
• Large yard

Tags

• LARGE YARD
• ALLEY ACCESS
• NEW SIDING

Property features AI

Exterior

• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Asphalt roof

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Other
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Partial basement; Six total rooms; Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 34.1% vs local median 4.3% in Chillicothe — 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 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Chillicothe City (town): math 36% / reading 47% proficiency, ranked #535 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chillicothe Primary School (570 students, 0% FRL); Chillicothe Middle School (math 29% / reading 43%, grade F, #541 of 654 statewide, top 83%, 395 students, 0% FRL); Chillicothe High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 885 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ross County population projected at -12% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $35,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 4.04% ✓
• Cap rate: 34.12%
• Cash-on-cash: 99.40%
• DSCR: 5.42
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $144,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
384 E 2nd St	0.09mi	3/1.0	1,434 (+7%)	5mo	$37,000	$26	80
324 E Water Street, St E	0.14mi	4/2.0 (+1)	1,396 (+4%)	4mo	$182,000	$130	74
343 E Water St	0.11mi	4/1.0 (+1)	1,216 (-9%)	1mo	$160,000	$132	74
657 E 2nd St	0.38mi	3/1.0	1,432 (+7%)	3mo	$159,900	$112	68
95 N Brownell St	0.29mi	3/1.0	1,240 (-8%)	7mo	$14,000	$11	68
184 E 7th St	0.64mi	3/1.0	1,310 (-2%)	5mo	$98,000	$75	62
158 N Sugar St	0.42mi	2/1.5 (-1)	1,438 (+7%)	1mo	$155,000	$108	61
182 Hirn St	0.19mi	2/1.0 (-1)	1,162 (-13%)	6mo	$138,500	$119	59
75 E 7th St	0.73mi	3/2.0	1,468 (+10%)	3mo	$60,000	$41	44
832 Main St	0.67mi	2/1.0 (-1)	1,216 (-9%)	6mo	$100,000	$82	44
187 Madeira Ave	0.60mi	2/1.5 (-1)	1,512 (+13%)	4mo	$129,900	$86	41
783 Adams Ave	0.71mi	3/2.0	1,190 (-11%)	7mo	$135,000	$113	38

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: —
• Equity multiple: 5.70×
• Total profit: $46,090
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 11.91×
• Total profit: $106,955
• Equity at exit: $3,026

Cash invested: $9,800 (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 45601

• Active inventory: 179
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $812

Break-even live

Break-even rent $388

Max offer price $35,000

Occupancy floor 38%

Sensitivity live

Price	-10% $832	-5% $822	+0% $812	+5% $802	+10% $792
Rent	-10% $700	-5% $756	+0% $812	+5% $868	+10% $924
Rate	-1.0pp $829	-0.5pp $821	base $812	+0.5pp $803	+1.0pp $793

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $35,000 Active 8 DOM
2. 2026-06-18
   days on market $35,000 Active 6 DOM
3. 2026-06-17
   days on market $35,000 Active 5 DOM
4. 2026-06-16
   days on market $35,000 Active 4 DOM
5. 2026-06-15
   days on market $35,000 Active 3 DOM
6. 2026-06-12
   remarks 367-char remark
7. 2026-06-12
   listed $35,000 Active 1 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: $1,302 · $108/mo
• Projected year-2 tax: $1,302 · $108/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 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: $16,987
• − Mortgage interest: −$1,961
• − Property taxes: −$1,302
• − Insurance: −$175
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$1,018
• Taxable income: $9,814
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $7,386/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: Chillicothe City
• NCES district ID: 3904374
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $37,990
• Composite: 34.55/100
• National rank: #5174
• State rank: #535 of 656 in OH

Livability — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, OH
• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

-41.7% since first listed

2 events — show timeline

• 2026-06-12 Listed $35,000 SVAR
• 2020-03-31 Sold (Public Records) $60,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,302 · +379.1% YoY. Source: county tax records.