274 N 8th St · McConnelsville, OH 43756

$72,000

2 bd · 1.5 ba · 1,488 sqft · SingleFamily public records · 95 Days on market

Built 1902 9,583 sqft lot $48/sqft · 62% below area

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great potential with this property. needs rehab but priced to sell. Central air unit appears to be newer. Spacious lot with the potential to add a garage. Use your vision to make this a gem! Located close to downtown and highways. Great home for the investor or handyman!

Key facts

• Spacious lot
• Central air unit
• Close to highways

Tags

• CENTRAL AIR UNIT
• SPACIOUS LOT
• CLOSE TO DOWNTOWN
• CLOSE TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $-76 ($-912/yr) — negative.
• To cash-flow at today's rent, offer at most $59k (18.7% below list).
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $59k (18.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#648 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: health & safety C-, amenities F, commute F.
• Morgan Local (rural): math 46% / reading 60% proficiency, ranked #420 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 34 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($498 loan paydown + $3k appreciation (4.4% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $72k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,570 (18.7% 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 95 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $188,213
• List price: $72,000
• Delta: -61.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 N 5th St	0.16mi	3/2.0 (+1)	1,490 (+0%)	13mo	$155,000	$104	75
3810 N Dugan Rd NW	0.37mi	3/2.5 (+1)	1,484 (-0%)	7mo	$133,000	$90	67
653 E Mcconnel Ave	0.46mi	2/1.5	1,332 (-10%)	2mo	$137,500	$103	59
310 E Union Ave	0.26mi	3/2.0 (+1)	1,344 (-10%)	10mo	$240,000	$179	56
333 N 7th St	0.03mi	3/1.0 (+1)	1,280 (-14%)	19mo	$184,000	$144	52
191 S 5th St	0.34mi	3/1.0 (+1)	1,634 (+10%)	10mo	$22,000	$13	52
701 E Mcconnel Ave	0.47mi	3/2.0 (+1)	1,296 (-13%)	3mo	$135,000	$104	47
3925 N Wedgewood Dr	0.52mi	3/2.0 (+1)	1,296 (-13%)	11mo	$205,000	$158	38
112 S 16th St	0.54mi	1/1.0 (-1)	1,280 (-14%)	8mo	$104,000	$81	38
1096 N Kennebec Ave	0.62mi	3/2.0 (+1)	1,264 (-15%)	8mo	$185,000	$146	33
115 Poplar Dr	0.73mi	3/2.5 (+1)	1,334 (-10%)	13mo	$179,000	$134	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.47×
• Total profit: $9,526
• Equity at exit: $38,136

10-year hold

• IRR: 9.9%
• Equity multiple: 2.73×
• Total profit: $34,803
• Equity at exit: $63,713

Cash invested: $20,160 (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 43756

• Home prices YoY: 2.2%
• Active inventory: 27
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-76

Break-even live

Break-even rent $1,171

Max offer price $58,570

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-56	+0% $-76	+5% $-96	+10% $-117
Rent	-10% $-161	-5% $-118	+0% $-76	+5% $-34	+10% $9
Rate	-1.0pp $-40	-0.5pp $-58	base $-76	+0.5pp $-95	+1.0pp $-114

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $72,000 Active 95 DOM
2. 2026-06-17
   days on market $72,000 Active 94 DOM
3. 2026-06-16
   days on market $72,000 Active 93 DOM
4. 2026-06-15
   days on market $72,000 Active 92 DOM
5. 2026-06-13
   days on market $72,000 Active 90 DOM
6. 2026-06-12
   pricedays on market $72,000 Active 89 DOM
7. 2026-06-09
   days on market $77,400 Active 86 DOM
8. 2026-06-08
   days on market $77,400 Active 85 DOM
9. 2026-06-08
   days on market $77,400 Active 84 DOM
10. 2026-06-07
    days on market $77,400 Active 83 DOM
11. 2026-06-04
    days on market $77,400 Active 80 DOM
12. 2026-06-02
    days on market $77,400 Active 79 DOM
13. 2026-06-01
    days on market $77,400 Active 78 DOM
14. 2026-05-31
    days on market $77,400 Active 77 DOM
15. 2026-04-28
    price $77,400 271-char remark

    Show marketing remark (271 chars)

    Great potential with this property. needs rehab but priced to sell. Central air unit appears to be newer. Spacious lot with the potential to add a garage. Use your vision to make this a gem! Located close to downtown and highways. Great home for the investor or handyman!

16. 2026-04-28
    price $77,400 271-char remark

    Show marketing remark (271 chars)

    Great potential with this property. needs rehab but priced to sell. Central air unit appears to be newer. Spacious lot with the potential to add a garage. Use your vision to make this a gem! Located close to downtown and highways. Great home for the investor or handyman!

17. 2026-04-18
    price $79,700 271-char remark

    Show marketing remark (271 chars)

    Great potential with this property. needs rehab but priced to sell. Central air unit appears to be newer. Spacious lot with the potential to add a garage. Use your vision to make this a gem! Located close to downtown and highways. Great home for the investor or handyman!

18. 2026-04-18
    price $79,700 271-char remark

    Show marketing remark (271 chars)

    Great potential with this property. needs rehab but priced to sell. Central air unit appears to be newer. Spacious lot with the potential to add a garage. Use your vision to make this a gem! Located close to downtown and highways. Great home for the investor or handyman!

19. 2026-03-14
    listed $89,700 Active 271-char remark

    Show marketing remark (271 chars)

    Great potential with this property. needs rehab but priced to sell. Central air unit appears to be newer. Spacious lot with the potential to add a garage. Use your vision to make this a gem! Located close to downtown and highways. Great home for the investor or handyman!

20. 2026-03-14
    listed $89,700 Active 271-char remark

    Show marketing remark (271 chars)

    Great potential with this property. needs rehab but priced to sell. Central air unit appears to be newer. Spacious lot with the potential to add a garage. Use your vision to make this a gem! Located close to downtown and highways. Great home for the investor or handyman!

21. 2026-01-14
    soldstatus $42,000 Closed
22. 2025-10-30
    status Pending
23. 2025-10-30
    historical
24. 2025-08-27
    listed $39,900 Active
25. 1985-03-01
    soldstatus $20,000

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$18/yr (+$1/mo · 1.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $12,893
• − Mortgage interest: −$4,033
• − Property taxes: −$1,088
• − Insurance: −$5,478
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,095
• Taxable loss: −$1,864
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $-465/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: Morgan Local
• NCES district ID: 3904877
• Math proficiency: 46% ▼ -20.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $36,523
• Composite: 43.93/100
• National rank: #2907
• State rank: #420 of 656 in OH

Livability — McConnelsville

• Score: 66/100
• State rank: #648
• US rank: #11482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McConnelsville, OH
• County: Morgan · 19,509 people
• Population (ZIP): 5,747
• Household income: $62,238
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 8.5

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 14,024 people
• By 2030: 13,485 · -3.8%
• By 2040: 12,222 · -12.8%
• By 2050: 10,912 · -22.2%
• By 2075: 8,181 · -41.7%
• By 2100: 5,838 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -46.0pp toward R · 2008: -7.2pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+48.4 2016: R+41.4 2012: R+6.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.38%
• Current HPI: 200.5438
• 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

+287.0% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $77,400 MLSNOW
• 2026-04-28 Price Changed $77,400 CBRMLS
• 2026-04-18 Price Changed $79,700 MLSNOW
• 2026-04-18 Price Changed $79,700 CBRMLS
• 2026-03-14 Listed $89,700 CBRMLS
• 2026-03-14 Listed $89,700 MLSNOW
• 2026-01-14 Sold (MLS) $42,000 MLSNOW
• 2025-10-30 Pending — MLSNOW
• 2025-10-30 Listing Removed — MLSNOW
• 2025-08-27 Listed $39,900 MLSNOW
• 1985-03-01 Sold (Public Records) $20,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,088 · -41.1% YoY. Source: county tax records.