48 S Main St · Roseville, OH 43777

$70,000

4 bd · 2.0 ba · 2,900 sqft · SingleFamily public records · 257 Days on market

Built 1901 6,969 sqft lot ↓ 22% 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
• Appreciation +6.6/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large 3 bedroom 2 bath brick home in Roseville with a detached 2 car garage. 2 living rooms with a large dining room, kitchen and full size bathroom make up the first floor. Upstairs there are 3 large bedrooms and another full bathroom. Nice level lot with a ibg front porch and a large deck in the back with mature trees. Call your Realtor for your viewing.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1901

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#816 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools D, employment D.
• Franklin Local (rural): math 49% / reading 54% proficiency, ranked #428 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.1% local appreciation)).
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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 1901 — 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: 1.90% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.58%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.34×
• Total profit: $45,918
• Equity at exit: $31,961

10-year hold

• IRR: 41.2%
• Equity multiple: 6.67×
• Total profit: $111,051
• Equity at exit: $49,637

Cash invested: $19,600 (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 43777

• Home prices YoY: 1.2%
• Active inventory: 20
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $581

Break-even live

Break-even rent $596

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $621	-5% $601	+0% $581	+5% $561	+10% $542
Rent	-10% $476	-5% $529	+0% $581	+5% $634	+10% $686
Rate	-1.0pp $616	-0.5pp $599	base $581	+0.5pp $563	+1.0pp $545

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $70,000 Active 257 DOM
2. 2026-06-08
   days on market $70,000 Active 256 DOM
3. 2026-06-07
   days on market $70,000 Active 255 DOM
4. 2026-06-05
   days on market $70,000 Active 252 DOM
5. 2026-06-02
   days on market $70,000 Active 250 DOM
6. 2026-06-01
   days on market $70,000 Active 249 DOM
7. 2026-05-31
   days on market $70,000 Active 248 DOM
8. 2026-05-30
   days on market $70,000 Active 247 DOM
9. 2026-04-14
   price $70,000 358-char remark

   Show marketing remark (358 chars)

   Large 3 bedroom 2 bath brick home in Roseville with a detached 2 car garage. 2 living rooms with a large dining room, kitchen and full size bathroom make up the first floor. Upstairs there are 3 large bedrooms and another full bathroom. Nice level lot with a ibg front porch and a large deck in the back with mature trees. Call your Realtor for your viewing.

10. 2026-02-26
    price $75,000 358-char remark

    Show marketing remark (358 chars)

    Large 3 bedroom 2 bath brick home in Roseville with a detached 2 car garage. 2 living rooms with a large dining room, kitchen and full size bathroom make up the first floor. Upstairs there are 3 large bedrooms and another full bathroom. Nice level lot with a ibg front porch and a large deck in the back with mature trees. Call your Realtor for your viewing.

11. 2025-12-23
    price $80,000 358-char remark

    Show marketing remark (358 chars)

    Large 3 bedroom 2 bath brick home in Roseville with a detached 2 car garage. 2 living rooms with a large dining room, kitchen and full size bathroom make up the first floor. Upstairs there are 3 large bedrooms and another full bathroom. Nice level lot with a ibg front porch and a large deck in the back with mature trees. Call your Realtor for your viewing.

12. 2025-11-07
    price $85,000 358-char remark

    Show marketing remark (358 chars)

    Large 3 bedroom 2 bath brick home in Roseville with a detached 2 car garage. 2 living rooms with a large dining room, kitchen and full size bathroom make up the first floor. Upstairs there are 3 large bedrooms and another full bathroom. Nice level lot with a ibg front porch and a large deck in the back with mature trees. Call your Realtor for your viewing.

13. 2025-09-24
    listed $90,000 Active 358-char remark

    Show marketing remark (358 chars)

    Large 3 bedroom 2 bath brick home in Roseville with a detached 2 car garage. 2 living rooms with a large dining room, kitchen and full size bathroom make up the first floor. Upstairs there are 3 large bedrooms and another full bathroom. Nice level lot with a ibg front porch and a large deck in the back with mature trees. Call your Realtor for your viewing.

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$98/yr (+$8/mo · 10.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $15,982
• − Mortgage interest: −$3,921
• − Property taxes: −$897
• − Insurance: −$350
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,036
• Taxable income: $6,221
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,481/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: Franklin Local
• NCES district ID: 3904884
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $45,134
• Composite: 43.55/100
• National rank: #2982
• State rank: #428 of 656 in OH

Livability — Roseville

• Score: 63/100
• State rank: #816
• US rank: #15101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, OH
• County: Muskingum · 86,793 people
• Population (ZIP): 4,435
• Household income: $52,886
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 15.0

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.12%
• Current HPI: 267.0752
• 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

-22.2% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $70,000 MLSNOW
• 2026-02-26 Price Changed $75,000 MLSNOW
• 2025-12-23 Price Changed $80,000 MLSNOW
• 2025-11-07 Price Changed $85,000 MLSNOW
• 2025-09-24 Listed $90,000 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $897 · -1.0% YoY. Source: county tax records.