379 Sunset Dr · Chillicothe, OH 45601

$10,000

2 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 20 Days on market

Built 1956 0.30 ac lot

---

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).

• ARV discount +7.5/15.0
• Cash flow +3.5/30.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Up for auction is a 3 bedroom, 1.5 bath home offering approximately 1,040 square feet of living space, an attached two-car garage, full basement, HVAC, and storage shed. This property is finance friendly and offers excellent potential for homeowners, investors, or buyers looking for a solid opportunity in Chillicothe.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Property listed as residential auction (per listing subtype)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Open parking; Concrete parking surfaces
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Covered patio/porch; Shed(s) on the property; Lot dimensions approximately 100' x 130'

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Wood; Linoleum; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Natural woodwork; Eat-in kitchen; Double pane windows; Basement with block construction
• Laundry & utility: Electric water heater

🔨 Auction listing. The $10,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $262,080 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $-787 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.
• Cap rate 2.7% vs local median 4.2% in Chillicothe — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Chillicothe City (town): math 36% / reading 47% proficiency, ranked #535 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chillicothe Primary School (570 students, 0% FRL); Chillicothe Middle School (math 29% / reading 43%, grade F, #541 of 654 statewide, top 83%, 395 students, 0% FRL); Chillicothe High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 885 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 178 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

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.
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 39.3% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,850 (1.5% 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 1956 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.49% ✗
• Cap rate: 2.69%
• Cash-on-cash: -12.87%
• DSCR: 0.43
• GRM: 16.8

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Winona Blvd	0.54mi	3/2.0 (+1)	1,632 (+5%)	6mo	$285,000	$175	53
128 Maplewood Dr	0.50mi	3/2.0 (+1)	1,695 (+9%)	2mo	$279,900	$165	51
330 Midland Rd	0.17mi	3/2.5 (+1)	1,783 (+14%)	14mo	$300,000	$168	46

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: -40.3%
• Equity multiple: -0.26×
• Total profit: $-92,574
• Equity at exit: $39,077

10-year hold

• IRR: -64.8%
• Equity multiple: -0.98×
• Total profit: $-145,076
• Equity at exit: $22,660

Cash invested: $73,382 (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 45601

• Active inventory: 178
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$1,374
• Tax est. 1.5%: −$328 /mo · $3,931/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-787

Break-even live

Break-even rent $2,293

Max offer price $148,198

Occupancy floor —

Sensitivity live

Price	-10% $-606	-5% $-696	+0% $-787	+5% $-878	+10% $-968
Rent	-10% $-889	-5% $-838	+0% $-787	+5% $-736	+10% $-685
Rate	-1.0pp $-655	-0.5pp $-720	base $-787	+0.5pp $-855	+1.0pp $-924

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: $65,520
• Closing costs: $7,862
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $10,000 Active 20 DOM
2. 2026-06-17
   days on market $10,000 Active 19 DOM
3. 2026-06-16
   days on market $10,000 Active 18 DOM
4. 2026-06-15
   days on market $10,000 Active 17 DOM
5. 2026-06-13
   days on market $10,000 Active 15 DOM
6. 2026-06-12
   days on market $10,000 Active 14 DOM
7. 2026-06-09
   days on market $10,000 Active 11 DOM
8. 2026-06-08
   days on market $10,000 Active 10 DOM
9. 2026-06-08
   days on market $10,000 Active 9 DOM
10. 2026-06-07
    days on market $10,000 Active 8 DOM
11. 2026-06-04
    days on market $10,000 Active 5 DOM
12. 2026-06-02
    days on market $10,000 Active 4 DOM
13. 2026-06-01
    days on market $10,000 Active 3 DOM
14. 2026-05-31
    days on market $10,000 Active 2 DOM
15. 2026-05-29
    listed $10,000 Active
16. 2012-09-19
    soldstatus $70,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $15,557
• − Mortgage interest: −$14,681
• − Property taxes: −$3,931
• − Insurance: −$1,310
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$7,624
• Taxable loss: −$14,478
• Est. tax savings @ 24.0%: +$3,475
• After-tax cash flow: $-5,969/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: Chillicothe City
• NCES district ID: 3904374
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $37,990
• Composite: 34.55/100
• National rank: #5174
• State rank: #535 of 656 in OH

Livability — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, OH
• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

-85.8% since first listed

2 events — show timeline

• 2026-05-29 Listed $10,000 SVAR
• 2012-09-19 Sold (Public Records) $70,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $2,094 · +8.0% YoY. Source: county tax records.