6784 St. Rt. 180 · Kingston, OH 45644

$100,000

1 bd · 1.0 ba · 936 sqft · SingleFamily public records · 15 Days on market

Built 1925 1.00 ac lot $107/sqft · 49% below area Est $195k · 49% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.5 Story home on 1 Acre. Nice sized kitchen. Featuring an attached storage building, detached 2.5 Car garage and a small storage shed. HUD Case #413-714702 Sold AS-IS. FHA Insurability subject to buyer's FHA Appraisal. Current appraisal determined this property to be 'IE' (FHA insured with escrow). FHA 203K Eligible. Visit www. HUDHomestore. gov for more properties and bidding instructions. Equal Housing Opportunity.

Key facts

• 1 acre lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $41 ($490/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 $86k (13.8% below list).
• Recommended offer: $86k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#850 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: crime C-, amenities F, commute F.
• Zane Trace Local (rural): math 54% / reading 61% proficiency, ranked #317 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,245 (13.8% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $195,000
• List price: $100,000
• Delta: -48.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13730 Marietta Rd	0.31mi	2/1.0 (+1)	960 (+3%)	2mo	$195,000	$203	75

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-13,621
• Equity at exit: $14,910

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-8,584
• Equity at exit: $8,646

Cash invested: $28,000 (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 45644

• Home prices YoY: -21.5%
• Active inventory: 8
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $41

Break-even live

Break-even rent $811

Max offer price $100,000

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   status Pending 421-char remark

   Show marketing remark (421 chars)

   1.5 Story home on 1 Acre. Nice sized kitchen. Featuring an attached storage building, detached 2.5 Car garage and a small storage shed. HUD Case #413-714702 Sold AS-IS. FHA Insurability subject to buyer's FHA Appraisal. Current appraisal determined this property to be 'IE' (FHA insured with escrow). FHA 203K Eligible. Visit www. HUDHomestore. gov for more properties and bidding instructions. Equal Housing Opportunity.

2. 2026-04-21
   listed $100,000 Active 421-char remark

   Show marketing remark (421 chars)

   1.5 Story home on 1 Acre. Nice sized kitchen. Featuring an attached storage building, detached 2.5 Car garage and a small storage shed. HUD Case #413-714702 Sold AS-IS. FHA Insurability subject to buyer's FHA Appraisal. Current appraisal determined this property to be 'IE' (FHA insured with escrow). FHA 203K Eligible. Visit www. HUDHomestore. gov for more properties and bidding instructions. Equal Housing Opportunity.

3. 2019-04-01
   soldstatus $85,000
4. 2019-03-28
   soldstatus $85,000 570-char remark

   Show marketing remark (570 chars)

   One acre of yard, 992 square feet of living space. This does not include the storage room that could easily be converted to a main floor bedroom. Utilities are South Central Power Co. approximately $ 90. mo. ., Columbia Gas Co. approx. $ 39. mo. and Ross Co. water approx. $22.00 mo. This is an adorable home in move-in condition. The front sun room is great for being outside but no bugs or skeeters. The back area is great for pets, picnics, pool etc. The garage is 22 x 24 and will hold two cars easily. The home has had a lot of renovations done. Very cute and cozy.

5. 2019-02-21
   listed $83,500 570-char remark

   Show marketing remark (570 chars)

   One acre of yard, 992 square feet of living space. This does not include the storage room that could easily be converted to a main floor bedroom. Utilities are South Central Power Co. approximately $ 90. mo. ., Columbia Gas Co. approx. $ 39. mo. and Ross Co. water approx. $22.00 mo. This is an adorable home in move-in condition. The front sun room is great for being outside but no bugs or skeeters. The back area is great for pets, picnics, pool etc. The garage is 22 x 24 and will hold two cars easily. The home has had a lot of renovations done. Very cute and cozy.

6. 2017-10-05
   soldstatus $45,000

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$334/yr (+$28/mo · 37.4%)

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

Taxation est. · year 1

• Rental income: $10,349
• − Mortgage interest: −$5,602
• − Property taxes: −$893
• − Insurance: −$500
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,909
• Taxable loss: −$1,210
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $781/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: Zane Trace Local
• NCES district ID: 3904954
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $56,172
• Composite: 49.57/100
• National rank: #1988
• State rank: #317 of 656 in OH

Livability — Kingston

• Score: 63/100
• State rank: #850
• US rank: #15949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ross · 75,517 people
• Population (ZIP): 4,561
• Household income: $70,469
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1.0

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 7% Lithuanian 5% Slovak 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2% Arabic 0%

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: ▼ -65.42%
• Current HPI: 239.1857
• 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

+122.2% since first listed

6 events — show timeline

• 2026-05-07 Pending — SVAR
• 2026-04-21 Listed $100,000 SVAR
• 2019-04-01 Sold (Public Records) $85,000 Public Records
• 2019-03-28 Sold (MLS) $85,000 SVAR
• 2019-02-21 Listed $83,500 SVAR
• 2017-10-05 Sold (Public Records) $45,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $893 · +50.1% YoY. Source: county tax records.