7 W 2nd St · The Plains, OH 45780

$259,900

6 bd · 4.5 ba · 1,728 sqft · MultiFamily public records · 79 Days on market

Built 2004 6,098 sqft lot

---

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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

Key facts

• New furnace
• Tri-plex
• Rental income

Tags

• TRI-PLEX
• RENTAL INCOME
• GOOD RENTAL HISTORY
• NEW ROOF
• NEW FURNACE
• NEW AC

Property features AI

Finance

• Other: Property used as residential income (Triplex)

Exterior

• Home design: Triplex (residential income / multi-family); Block construction
• Construction: Block construction; Asphalt roof; Crawl space foundation
• Exterior features: Asphalt roof; 50 x 120 lot dimensions

Interior

• Kitchen: Dishwasher; Electric range/oven; Refrigerator
• Flooring: Laminate flooring
• Heating & cooling: Central air conditioning
• Interior features: Ceiling fans; Electric water heater; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 6-bed/4.5-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#292 in OH, #4,780 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• Athens City (town): math 50% / reading 61% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).
• At $2,653/mo this rent would consume 61% of the median local household income ($52k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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 $167k; list at $260k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $244,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-23,882
• Equity at exit: $38,752

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,817
• Equity at exit: $22,471

Cash invested: $72,772 (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 45780

• Home prices YoY: -22.4%
• Active inventory: 8
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$339 /mo · $4,070/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $286

Break-even live

Break-even rent $2,292

Max offer price $259,900

Occupancy floor 84%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,652
Total (3 units)			$2,653

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $259,900 Active 79 DOM
2. 2026-06-18
   days on market $259,900 Active 78 DOM
3. 2026-06-17
   days on market $259,900 Active 77 DOM
4. 2026-06-16
   days on market $259,900 Active 76 DOM
5. 2026-06-15
   days on market $259,900 Active 75 DOM
6. 2026-06-14
   days on market $259,900 Active 73 DOM
7. 2026-06-12
   days on market $259,900 Active 72 DOM
8. 2026-06-09
   days on market $259,900 Active 69 DOM
9. 2026-06-08
   days on market $259,900 Active 68 DOM
10. 2026-06-07
    days on market $259,900 Active 67 DOM
11. 2026-06-02
    days on market $259,900 Active 62 DOM
12. 2026-06-01
    days on market $259,900 Active 61 DOM
13. 2026-05-31
    days on market $259,900 Active 60 DOM
14. 2026-05-30
    days on market $259,900 Active 59 DOM
15. 2026-04-01
    listed $259,900 Active
16. 2025-09-06
    listed $270,000 Active
17. 2024-01-16
    soldstatus $167,000
18. 2024-01-11
    soldstatus $167,000 Closed 621-char remark

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

19. 2024-01-11
    soldstatus $167,000 Closed

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

20. 2023-12-30
    status Pending
21. 2023-12-05
    historical Active Under Contract

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

22. 2023-12-05
    historical Contingent Finance and Inspection 621-char remark

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

23. 2023-11-07
    price $185,000 621-char remark

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

24. 2023-11-07
    price $185,000

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

25. 2023-10-30
    price $195,000 621-char remark

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

26. 2023-10-30
    price $195,000

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

27. 2023-10-19
    price $199,900 621-char remark

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

28. 2023-10-18
    price $199,900
29. 2023-09-30
    listed $209,900 Active 621-char remark

    Show marketing remark (621 chars)

    Look no further! This TRIPLEX is ready to go! Built in 2005, each unit has a living room, eat- in kitchen and half bath on the first floor and 2 bedrooms and full bath upstairs. Each unit also has a separate furnace, AC, hot water tank, stove and fridge. Plenty of parking available. With a solid rental history and tenants already in place this could be your INVESTMENT OPPORTUNITY!! Older home on property has potential to possibly tear down and build another unit on the property. Seller is offering $3,000 towards tear down (check with city regarding regulations), Do your math on this one, and come see for yourself!

30. 2023-09-29
    listed $209,900 Active
31. 2023-09-21
    historical
32. 2023-09-02
    price $209,900
33. 2023-07-24
    listed $214,900 Active
34. 2022-08-01
    soldstatus $175,000
35. 2022-07-20
    soldstatus $175,000 Closed
36. 2022-07-20
    soldstatus $175,000
37. 2022-07-20
    soldstatus $175,000
38. 2022-05-27
    status Pending
39. 2022-05-24
    listed $175,000 Active
40. 2022-05-24
    listed $175,000
41. 2022-05-24
    listed $175,000
42. 2005-10-11
    soldstatus $199,750
43. 2004-04-16
    soldstatus $39,000

ⓘ 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: $4,070 · $339/mo
• Projected year-2 tax: $4,070 · $339/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 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: $31,836
• − Mortgage interest: −$14,558
• − Property taxes: −$4,070
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$7,561
• Taxable loss: −$746
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $3,605/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: Athens City
• NCES district ID: 3904352
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $30,360
• Composite: 45.43/100
• National rank: #2620
• State rank: #393 of 656 in OH

Livability — The Plains

• Score: 74/100
• State rank: #292
• US rank: #4780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Plains, OH
• County: Athens · 60,466 people
• City population: 2,653
• Population (ZIP): 2,653
• Household income: $51,789
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 17.4

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 5% Slovak 4% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

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: ▼ -47.50%
• Current HPI: 164.4902
• 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

+566.4% since first listed

29 events — show timeline

• 2026-04-01 Listed $259,900 ACBOR
• 2025-09-06 Listed $270,000 ACBOR
• 2024-01-16 Sold (Public Records) $167,000 Public Records
• 2024-01-11 Sold (MLS) $167,000 ACBOR
• 2024-01-11 Sold (MLS) $167,000 CBRMLS
• 2023-12-30 Pending — ACBOR
• 2023-12-05 Contingent — ACBOR
• 2023-12-05 Contingent — CBRMLS
• 2023-11-07 Price Changed $185,000 CBRMLS
• 2023-11-07 Price Changed $185,000 ACBOR
• 2023-10-30 Price Changed $195,000 CBRMLS
• 2023-10-30 Price Changed $195,000 ACBOR
• 2023-10-19 Price Changed $199,900 CBRMLS
• 2023-10-18 Price Changed $199,900 ACBOR
• 2023-09-30 Listed $209,900 CBRMLS
• 2023-09-29 Listed $209,900 ACBOR
• 2023-09-21 Listing Removed — CBRMLS
• 2023-09-02 Price Changed $209,900 CBRMLS
• 2023-07-24 Listed $214,900 CBRMLS
• 2022-08-01 Sold (Public Records) $175,000 Public Records
• 2022-07-20 Sold (MLS) $175,000 SVAR
• 2022-07-20 Sold (MLS) $175,000 ACBOR
• 2022-07-20 Sold (MLS) $175,000 CBRMLS
• 2022-05-27 Pending — CBRMLS
• 2022-05-24 Listed $175,000 SVAR
• 2022-05-24 Listed $175,000 ACBOR
• 2022-05-24 Listed $175,000 CBRMLS
• 2005-10-11 Sold (Public Records) $199,750 Public Records
• 2004-04-16 Sold (Public Records) $39,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $4,070 · +0.9% YoY. Source: county tax records.