1 Poling Ave · Nelsonville, OH 45764

$92,900

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 3 Days on market

Built 1900 4,356 sqft lot Est $171k · 46% under

---

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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 Poling Ave Nelsonville, Oh 45701

Key facts

• Large upper deck
• Waterfalls
• Hocking hills region

Tags

• LARGE UPPER DECK
• HISTORIC DOWNTOWN NELSONVILLE
• HOCKING HILLS REGION
• HIKING TRAILS
• WATERFALLS
• YEAR-ROUND RECREATION

Property features AI

Finance

• Other: Tax amount listed but excluded per instructions
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility details provided
• Home design: Single family residence; Residential property; 2-story
• Construction: Vinyl siding
• Exterior features: Asphalt/shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Electric oven
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Tile; Wood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Laminate counters; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).

Location & tenants

• Location reads 65/100 on livability (#750 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, amenities F, commute F.
• Nelsonville-York City (rural): math 31% / reading 35% proficiency, ranked #572 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nelsonville-York Elementary School (math 40% / reading 39%, grade F, #1,055 of 1,584 statewide, top 68%, 511 students, 0% FRL); Nelsonville-York Junior High School (math 22% / reading 31%, grade F, #586 of 654 statewide, top 90%, 254 students, 0% FRL); Nelsonville-York High School (math 32% / reading 37%, grade F, #582 of 781 statewide, top 76%, 289 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $642 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,900

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $170,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 W Franklin St	0.31mi	4/2.5 (+1)	1,632 (-1%)	6mo	$175,000	$107	72
30 Short	0.07mi	3/1.0	1,681 (+2%)	23mo	$125,000	$74	70
300 W Washington St	0.40mi	3/1.0	1,656 (+1%)	14mo	$90,000	$54	64
385 W Franklin St	0.46mi	3/2.5	1,660 (+1%)	16mo	$176,500	$106	61
474 Chestnut St	0.53mi	4/2.5 (+1)	1,698 (+3%)	5mo	$125,000	$74	58
226 W Columbus St	0.37mi	4/1.0 (+1)	1,536 (-6%)	9mo	$175,000	$114	56
391 W Franklin St	0.47mi	3/3.0	1,548 (-6%)	15mo	$152,590	$99	52
669 Poplar St	0.70mi	3/2.5	1,696 (+3%)	13mo	$184,500	$109	49
371 W Franklin St	0.45mi	3/1.0	1,476 (-10%)	19mo	$149,000	$101	42
17071 Riverside Dr	0.64mi	3/2.0	1,802 (+10%)	16mo	$315,000	$175	41
520 W Washington St	0.59mi	3/1.0	1,488 (-9%)	19mo	$155,000	$104	37
419 Washington St	0.51mi	4/2.0 (+1)	1,812 (+10%)	22mo	$167,000	$92	36

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,329
• Equity at exit: $13,852

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $28,782
• Equity at exit: $8,032

Cash invested: $26,012 (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 45764

• Home prices YoY: -6.8%
• Active inventory: 22
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $304

Break-even live

Break-even rent $815

Max offer price $92,900

Occupancy floor 70%

Sensitivity live

Price	-10% $357	-5% $330	+0% $304	+5% $278	+10% $251
Rent	-10% $209	-5% $257	+0% $304	+5% $351	+10% $399
Rate	-1.0pp $351	-0.5pp $328	base $304	+0.5pp $280	+1.0pp $255

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Fort St Unit B Nelsonville, OH	3.0	1.0	1800	$1,200	$0.67	25d	1	0.13mi

Listing history 3 events

1. 2026-06-21
   days on market $92,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $92,900 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: $1,417 · $118/mo
• Projected year-2 tax: $1,433 · $119/mo
• Expected delta: +$16/yr (+$1/mo · 1.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $14,400
• − Mortgage interest: −$5,204
• − Property taxes: −$1,417
• − Insurance: −$464
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,703
• Taxable income: $2,308
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,094/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: Nelsonville-York City
• NCES district ID: 3904444
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 35% ▼ -15.00%
• Median HH income: $29,199
• Composite: 26.7/100
• National rank: #7155
• State rank: #572 of 656 in OH

Livability — Nelsonville

• Score: 65/100
• State rank: #750
• US rank: #13547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nelsonville, OH
• County: Athens · 60,466 people
• Population (ZIP): 7,548
• Household income: $47,978
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 6.7

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 2% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.72%
• Current HPI: 217.2268
• 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

+9.4% since first listed

9 events — show timeline

• 2026-06-16 Listed $92,900 ACBOR
• 2026-04-27 Sold (Public Records) $82,000 Public Records
• 2019-12-20 Listed $84,900 ACBOR
• 2019-12-18 Sold (Public Records) $84,900 Public Records
• 2019-12-12 Listing Removed — CBRMLS
• 2019-12-11 Sold (MLS) $84,900 ACBOR
• 2019-12-11 Sold (MLS) $84,900 CBRMLS
• 2019-11-01 Contingent — CBRMLS
• 2019-10-27 Listed $84,900 CBRMLS

Property tax history

+9.2%/yr

Latest (2025): $1,417 · +2.4% YoY. Source: county tax records.