20 N Illinois Ave · Wellston, OH 45692

$119,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 10 Days on market

Built 1950 3,615 sqft lot Est $136k · 12% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +12.7/15.0
• Cash flow +11.7/30.0
• Appreciation +3.5/10.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Welcome home to this cozy and beautifully updated 2-bedroom, 1.5-bath residence offering approximately 1,200 square feet of comfortable living space. Conveniently located on a 0.082-acre lot within walking distance of downtown Wellston, you'll enjoy easy access to local restaurants, shopping, and entertainment. Step inside to find an inviting open-concept floor plan featuring a spacious living room and dining area, perfect for everyday living and entertaining. The large main bathroom includes convenient washer and dryer hookups, adding to the home's functionality. A full unfinished basement with a half bath provides abundant storage space and endless possibilities for a workshop, recreation

Key facts

• Move-in ready
• 3,615 sq ft lot
• Built 1950

Tags

• OPEN-CONCEPT FLOOR PLAN
• WASHER AND DRYER HOOKUPS
• FULL UNFINISHED BASEMENT
• ABUNDANT STORAGE SPACE
• MOVE-IN READY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Private sewer; 200+ amp electrical service
• Home design: Single-family residence; One story
• Construction: Block and vinyl siding exterior; Metal roof; Built with a foundation (has basement)
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range; Gas water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl; Carpet; Concrete
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High speed internet; Storm windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-35 ($-417/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (25.7% below list).
• Recommended offer: $89k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Wellston — 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 67/100 on livability (#606 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D, amenities F.
• Wellston City (rural): math 38% / reading 47% proficiency, ranked #532 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 32 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,061 (25.7% below list)

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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $135,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 S Illinois Ave	0.26mi	2/1.0	1,140 (-5%)	5mo	$125,000	$110	75
424 S Missouri St	0.38mi	3/1.0 (+1)	1,120 (-7%)	3mo	$75,000	$67	64
222 N Minnesota Ave	0.18mi	3/1.0 (+1)	1,134 (-6%)	18mo	$120,000	$106	62
119 N Park Ave	0.18mi	2/2.0	1,051 (-12%)	8mo	$108,000	$103	60
550 W Broadway St	0.24mi	3/1.0 (+1)	1,320 (+10%)	10mo	$165,000	$125	59
438 S Minnesota Ave	0.39mi	3/1.0 (+1)	1,196 (-0%)	22mo	$149,000	$125	58
215 W "d" St	0.23mi	3/1.0 (+1)	1,300 (+8%)	23mo	$79,000	$61	51
587 Broadway St	0.31mi	3/1.5 (+1)	1,376 (+15%)	9mo	$184,500	$134	46
312 E A St	0.42mi	3/2.0 (+1)	1,237 (+3%)	24mo	$165,000	$133	46
475 S Wisconsin Ave	0.41mi	3/2.0 (+1)	1,350 (+12%)	24mo	$152,000	$113	31

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-21,687
• Equity at exit: $17,877

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-21,908
• Equity at exit: $10,367

Cash invested: $33,572 (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 45692

• Home prices YoY: -1.4%
• Active inventory: 50
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-35

Break-even live

Break-even rent $935

Max offer price $113,754

Occupancy floor 99%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   status $119,900 Pending 10 DOM
2. 2026-06-17
   days on market $119,900 Active 10 DOM
3. 2026-06-16
   days on market $119,900 Active 9 DOM
4. 2026-06-15
   days on market $119,900 Active 8 DOM
5. 2026-06-13
   days on market $119,900 Active 6 DOM
6. 2026-06-12
   days on market $119,900 Active 5 DOM
7. 2026-06-09
   days on market $119,900 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $119,900 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: $716 · $60/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: +$577/yr (+$48/mo · 80.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,687
• − Mortgage interest: −$6,716
• − Property taxes: −$716
• − Insurance: −$600
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$3,488
• Taxable loss: −$2,542
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $193/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: Wellston City
• NCES district ID: 3904502
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 47% ▼ -10.00%
• Median HH income: $35,982
• Composite: 35.2/100
• National rank: #4991
• State rank: #532 of 656 in OH

Livability — Wellston

• Score: 67/100
• State rank: #606
• US rank: #10407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellston, OH
• County: Jackson · 32,540 people
• City population: 7,699
• Population (ZIP): 7,699
• Household income: $52,449
• Rent vs Own: 30.4% rent · 69.6% own

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 30,794 people
• By 2030: 29,535 · -4.1%
• By 2040: 26,757 · -13.1%
• By 2050: 23,897 · -22.4%
• By 2075: 17,115 · -44.4%
• By 2100: 10,908 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.1) · D 20.7% · R 78.8%
• 2008→2024 swing: -37.9pp toward R · 2008: -20.2pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+54.1 2016: R+48.9 2012: R+20.8 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.09%
• Current HPI: 219.2619
• 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

1 event — show timeline

• 2026-06-07 Listed $119,900 SVAR

Property tax history

+12.5%/yr

Latest (2025): $716 · +4.1% YoY. Source: county tax records.