10550 Symmes Creek Rd

Adamsville, OH 43802

$112,000D+

1 bd · 1.0 ba · 408 sqft · Built 2020 · SingleFamily · Pending · 204 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $939/mo
• Mortgage (P&I): −$587
• Tax + insurance: −$187
• HOA: −$0
• Vac / Maint / Mgmt: −$197
• Net cashflow: $-32/mo
• Annual: $-388/yr
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• 1% rule: 0.84%
• Cash to close: $31,360

Investor read

• This is a 1-bed/1.0-bath single-family listed at $112k. Condition is rated poor.
• 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).
• It's been on market 204 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $94k (16.2% below list) — sets the bar for 1% rule.
• In year one you build about $12k of equity ($774 loan paydown + $11k appreciation (10.0% local appreciation)).
• Location reads 66/100 on livability (#687 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; 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.
• Zoned schools: Tri-Valley Middle School (math 60% / reading 59%, grade B, #271 of 654 statewide, top 43%, 453 students, 38% FRL); Tri-Valley High School (math 37% / reading 67%, grade D+, #343 of 781 statewide, top 47%, 807 students, 32% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• 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