10550 Symmes Creek Rd · Adamsville, OH 43802

$112,000

1 bd · 1.0 ba · 408 sqft · SingleFamily · 204 Days on market

Built 2020 Poor condition 1.02 ac lot ↓ 25% since listing

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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).

• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

?? Country Cabin Near Wildlife Areas — Ready for Your Finishing Touches! Welcome to this charming country cabin featuring hickory floors and white and yellow pine walls, creating a warm and rustic atmosphere throughout. This property offers the perfect opportunity to add your own finishing touches and make it uniquely yours. Ideally located near the Tri-Valley Wildlife Area and Wills Creek Public Hunting, this cabin is a dream for outdoor enthusiasts. You’ll also be just 20 miles from Woodbury Wildlife Area, providing easy access to hunting, fishing, hiking, and other recreational activities. Whether you’re looking for a peaceful getaway, a hunting retreat, or a future full-time residence, this cabin offers comfort, charm, and an unbeatable location close to nature. Don’t miss the chance to make this countryside escape your own!

Key facts

• Hickory floors
• 1.02 acre lot
• Garage

Tags

• HICKORY FLOORS
• WHITE AND YELLOW PINE WALLS
• TRI-VALLEY WILDLIFE AREA
• WILLS CREEK PUBLIC HUNTING
• WOODBURY WILDLIFE AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $112k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (16.2% below list).
• Recommended offer: $94k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#687 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, schools B; Watch: crime C-, housing C-, amenities F.
• Tri-Valley Local (rural): math 64% / reading 66% proficiency, ranked #215 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).
• This rent is only 18% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $12k of equity ($774 loan paydown + $11k appreciation (10.0% local appreciation)).
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,882 (16.2% 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. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $58,953
• Equity at exit: $100,898

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $175,254
• Equity at exit: $217,591

Cash invested: $31,360 (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 43802

• Home prices YoY: 4.6%
• Active inventory: 3
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $-32

Break-even live

Break-even rent $980

Max offer price $107,320

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $6	+0% $-32	+5% $-71	+10% $-110
Rent	-10% $-107	-5% $-69	+0% $-32	+5% $5	+10% $42
Rate	-1.0pp $24	-0.5pp $-4	base $-32	+0.5pp $-61	+1.0pp $-91

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-02
   historical Contingent 867-char remark

   Show marketing remark (867 chars)

   ?? Country Cabin Near Wildlife Areas — Ready for Your Finishing Touches! Welcome to this charming country cabin featuring hickory floors and white and yellow pine walls, creating a warm and rustic atmosphere throughout. This property offers the perfect opportunity to add your own finishing touches and make it uniquely yours. Ideally located near the Tri-Valley Wildlife Area and Wills Creek Public Hunting, this cabin is a dream for outdoor enthusiasts. You’ll also be just 20 miles from Woodbury Wildlife Area, providing easy access to hunting, fishing, hiking, and other recreational activities. Whether you’re looking for a peaceful getaway, a hunting retreat, or a future full-time residence, this cabin offers comfort, charm, and an unbeatable location close to nature. Don’t miss the chance to make this countryside escape your own!

2. 2026-03-19
   price $112,000 867-char remark

   Show marketing remark (867 chars)

   ?? Country Cabin Near Wildlife Areas — Ready for Your Finishing Touches! Welcome to this charming country cabin featuring hickory floors and white and yellow pine walls, creating a warm and rustic atmosphere throughout. This property offers the perfect opportunity to add your own finishing touches and make it uniquely yours. Ideally located near the Tri-Valley Wildlife Area and Wills Creek Public Hunting, this cabin is a dream for outdoor enthusiasts. You’ll also be just 20 miles from Woodbury Wildlife Area, providing easy access to hunting, fishing, hiking, and other recreational activities. Whether you’re looking for a peaceful getaway, a hunting retreat, or a future full-time residence, this cabin offers comfort, charm, and an unbeatable location close to nature. Don’t miss the chance to make this countryside escape your own!

3. 2026-01-07
   price $122,500 867-char remark

   Show marketing remark (867 chars)

   ?? Country Cabin Near Wildlife Areas — Ready for Your Finishing Touches! Welcome to this charming country cabin featuring hickory floors and white and yellow pine walls, creating a warm and rustic atmosphere throughout. This property offers the perfect opportunity to add your own finishing touches and make it uniquely yours. Ideally located near the Tri-Valley Wildlife Area and Wills Creek Public Hunting, this cabin is a dream for outdoor enthusiasts. You’ll also be just 20 miles from Woodbury Wildlife Area, providing easy access to hunting, fishing, hiking, and other recreational activities. Whether you’re looking for a peaceful getaway, a hunting retreat, or a future full-time residence, this cabin offers comfort, charm, and an unbeatable location close to nature. Don’t miss the chance to make this countryside escape your own!

4. 2025-11-09
   price $139,900 867-char remark

   Show marketing remark (867 chars)

   ?? Country Cabin Near Wildlife Areas — Ready for Your Finishing Touches! Welcome to this charming country cabin featuring hickory floors and white and yellow pine walls, creating a warm and rustic atmosphere throughout. This property offers the perfect opportunity to add your own finishing touches and make it uniquely yours. Ideally located near the Tri-Valley Wildlife Area and Wills Creek Public Hunting, this cabin is a dream for outdoor enthusiasts. You’ll also be just 20 miles from Woodbury Wildlife Area, providing easy access to hunting, fishing, hiking, and other recreational activities. Whether you’re looking for a peaceful getaway, a hunting retreat, or a future full-time residence, this cabin offers comfort, charm, and an unbeatable location close to nature. Don’t miss the chance to make this countryside escape your own!

5. 2025-11-02
   listed $149,900 Active 867-char remark

   Show marketing remark (867 chars)

   ?? Country Cabin Near Wildlife Areas — Ready for Your Finishing Touches! Welcome to this charming country cabin featuring hickory floors and white and yellow pine walls, creating a warm and rustic atmosphere throughout. This property offers the perfect opportunity to add your own finishing touches and make it uniquely yours. Ideally located near the Tri-Valley Wildlife Area and Wills Creek Public Hunting, this cabin is a dream for outdoor enthusiasts. You’ll also be just 20 miles from Woodbury Wildlife Area, providing easy access to hunting, fishing, hiking, and other recreational activities. Whether you’re looking for a peaceful getaway, a hunting retreat, or a future full-time residence, this cabin offers comfort, charm, and an unbeatable location close to nature. Don’t miss the chance to make this countryside escape your own!

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,266
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$3,258
• Taxable loss: −$2,309
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $166/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This country cabin requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Immediate action is needed to address the poor condition and improve its resale and rental potential.

Repairs flagged

• Major siding — Significant weathering and damage
• Major roof — Siding condition suggests underlying issues
• Major interior walls — No visible condition, but walls mentioned
• Major bathrooms — No visible condition, but single bathroom mentioned
• Major kitchen — No visible condition, but hickory floors mentioned
• Major HVAC/mechanicals — No visible condition, but mentioned

Value-add opportunities

• Both repair and replace siding — Significant increase in curb appeal and value
• Both repair and replace roof — Critical structural component, major repair needed
• Both paint interior walls — Improves interior appearance and value
• Both repair and replace bathrooms — Single bathroom, major repair needed
• Both repair and replace kitchen — Hickory floors mentioned, major repair needed
• Both repair and replace HVAC/mechanicals — Critical system, major repair needed

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant weathering and damage	Major	$15,000–50,000
roof · Siding condition suggests underlying issues	Major	$15,000–50,000
interior walls · No visible condition, but walls mentioned	Major	$15,000–50,000
bathrooms · No visible condition, but single bathroom mentioned	Major	$15,000–50,000
kitchen · No visible condition, but hickory floors mentioned	Major	$15,000–50,000
HVAC/mechanicals · No visible condition, but mentioned	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both repair and replace siding — Significant increase in curb appeal and value ↑
• Both repair and replace roof — Critical structural component, major repair needed ↑
• Both paint interior walls — Improves interior appearance and value ↑
• Both repair and replace bathrooms — Single bathroom, major repair needed ↑
• Both repair and replace kitchen — Hickory floors mentioned, major repair needed ↑
• Both repair and replace HVAC/mechanicals — Critical system, major repair needed ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tri-Valley Local
• NCES district ID: 3904887
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $48,616
• Composite: 55.09/100
• National rank: #1286
• State rank: #215 of 656 in OH

Livability — Adamsville

• Score: 66/100
• State rank: #687
• US rank: #12086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Muskingum · 86,793 people
• Population (ZIP): 1,402
• Household income: $62,917
• Rent vs Own: 7.1% rent · 92.9% own

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6%
• Common ancestry: Iranian 8% Slovak 6% Lithuanian 3%
• Languages at home: 88% English-only · German/W. Germanic 12%

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.05%
• Current HPI: 227.7858
• 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

-25.3% since first listed

5 events — show timeline

• 2026-05-02 Contingent — MLSNOW
• 2026-03-19 Price Changed $112,000 MLSNOW
• 2026-01-07 Price Changed $122,500 MLSNOW
• 2025-11-09 Price Changed $139,900 MLSNOW
• 2025-11-02 Listed $149,900 MLSNOW