1029 Keystone Rd · Vinton, OH 45686

$22,842

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 10 Days on market

Built 1973 1.08 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Online auction ends on May 7, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 1.08 acre lot
• Built 1973
• Listed 10 days

Property features AI

Exterior

• Home design: Single-family residential; One story
• Construction: Vinyl siding
• Exterior features: Metal roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heating present
• Interior features: 7 total rooms

🔨 Auction listing. The $22,842 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $251,429 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $-533 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).

Location & tenants

• Location reads 64/100 on livability (#802 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime D+.
• Gallia County Local (rural): math 37% / reading 49% proficiency, ranked #521 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 10 units permitted in Gallia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.5% local appreciation)).
• Gallia County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 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 $22,842

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.48% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.08%
• DSCR: 0.60
• GRM: 17.2

CMA / ARV

• ARV (median comp): $251,429
• List price: $22,842
• Delta: -90.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4899 Mt Tabor Rd	0.16mi	2/2.0 (-1)	1,400 (-10%)	19mo	$240,000	$171	55

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

Projected returns pro-forma

5.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $31,097
• Equity at exit: $150,146

10-year hold

• IRR: 8.7%
• Equity multiple: 2.70×
• Total profit: $119,968
• Equity at exit: $265,701

Cash invested: $70,400 (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 45686

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$1,319
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-533

Break-even live

Break-even rent $1,891

Max offer price $157,329

Occupancy floor —

Sensitivity live

Price	-10% $-390	-5% $-462	+0% $-533	+5% $-604	+10% $-675
Rent	-10% $-629	-5% $-581	+0% $-533	+5% $-485	+10% $-437
Rate	-1.0pp $-406	-0.5pp $-469	base $-533	+0.5pp $-598	+1.0pp $-664

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: $62,857
• Closing costs: $7,543
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending 397-char remark
2. 2026-04-27
   listed $22,842 Active 397-char remark

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $844 · $70/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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,596
• − Mortgage interest: −$14,084
• − Property taxes: −$844
• − Insurance: −$1,257
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$7,314
• Taxable loss: −$11,238
• Est. tax savings @ 24.0%: +$2,697
• After-tax cash flow: $-3,695/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: Gallia County Local
• NCES district ID: 3906568
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $39,987
• Composite: 35.98/100
• National rank: #4794
• State rank: #521 of 656 in OH

Livability — Vinton

• Score: 64/100
• State rank: #802
• US rank: #14704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gallia · 29,277 people
• Population (ZIP): 3,556
• Household income: $53,212
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 14.4

Population outlook (Gallia County) Hauer SSP2

• Today (2025): 27,936 people
• By 2030: 26,605 · -4.8%
• By 2040: 23,876 · -14.5%
• By 2050: 21,336 · -23.6%
• By 2075: 16,414 · -41.2%
• By 2100: 13,192 · -52.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Polish 8% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 6%

Political lean MEDSL · Gallia

• 2024 margin: Solid R (+59.4) · D 19.9% · R 79.3%
• 2008→2024 swing: -33.3pp toward R · 2008: -26.1pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.5 2016: R+55.6 2012: R+26.2 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.50%
• Current HPI: 238.0349
• 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

2 events — show timeline

• 2026-05-07 Pending — ACBOR
• 2026-04-27 Listed $22,842 ACBOR

Property tax history

+2.6%/yr

Latest (2025): $844 · -0.0% YoY. Source: county tax records.