18 Republic Ave · Glouster, OH 45732

$69,995

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 33 Days on market

Built 1900 3,484 sqft lot Est $100k · 30% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.1/10.0

Listing remarks

Spacious 3-bedroom, 1-bath home in Glouster offering comfort, functionality, and excellent investment potential. This turnkey property features generously sized rooms throughout, creating a welcoming atmosphere for everyday living and entertaining. The spacious bedrooms offer flexibility for guests, or a home office setup. Move in comfortably while adding future updates and personal touches over time, making it ideal for buyers seeking immediate usability and long-term value.

Key facts

• 3,484 sq ft lot
• Built 1900
• Listed 33 days

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1900; No shared/common walls
• Construction: Building area approximately 1,064; Building area source: Realist
• Exterior features: Lot size about 0.08 acre; Other foundation

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: Living area approximately 1,064

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#804 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Trimble Local (rural): math 25% / reading 33% proficiency, ranked #589 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $70k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,895 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.29%
• DSCR: 2.75
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $100,016
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Barbour St	0.17mi	3/1.0	1,056 (-1%)	7mo	$99,000	$94	85
9 Summit St	0.10mi	3/1.0	982 (-8%)	16mo	$39,000	$40	69
64 Spring St	0.37mi	3/1.0	1,092 (+3%)	12mo	$50,000	$46	68
32 New St	0.20mi	2/1.0 (-1)	1,032 (-3%)	16mo	$146,000	$141	67
44 Republic Ave	0.16mi	2/1.0 (-1)	1,118 (+5%)	18mo	$89,200	$80	64
88 Front St	0.41mi	2/1.0 (-1)	982 (-8%)	3mo	$158,300	$161	61
35 Main St	0.22mi	2/1.0 (-1)	996 (-6%)	17mo	$36,000	$36	60
20934 Oakdale Rd	0.40mi	2/1.0 (-1)	1,120 (+5%)	12mo	$168,400	$150	57
15 Broad St	0.51mi	2/1.0 (-1)	1,144 (+8%)	15mo	$50,000	$44	46
8 Spring St	0.22mi	3/2.0	1,214 (+14%)	23mo	$115,000	$95	43
4 S Town St	0.39mi	3/2.0	1,188 (+12%)	21mo	$148,000	$125	41

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: 31.6%
• Equity multiple: 2.33×
• Total profit: $26,024
• Equity at exit: $10,436

10-year hold

• IRR: 38.7%
• Equity multiple: 4.62×
• Total profit: $70,858
• Equity at exit: $6,052

Cash invested: $19,599 (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 45732

• Home prices YoY: -3.9%
• Active inventory: 23
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $586

Break-even live

Break-even rent $631

Max offer price $69,995

Occupancy floor 52%

Sensitivity live

Price	-10% $626	-5% $606	+0% $586	+5% $566	+10% $547
Rent	-10% $478	-5% $532	+0% $586	+5% $640	+10% $695
Rate	-1.0pp $621	-0.5pp $604	base $586	+0.5pp $568	+1.0pp $550

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,995 Active 33 DOM
2. 2026-06-21
   days on market $69,995 Active 32 DOM
3. 2026-06-18
   days on market $69,995 Active 30 DOM
4. 2026-06-17
   days on market $69,995 Active 29 DOM
5. 2026-06-16
   days on market $69,995 Active 28 DOM
6. 2026-06-16
   price $69,995 Active 27 DOM
7. 2026-06-15
   days on market $79,995 Active 27 DOM
8. 2026-06-13
   days on market $79,995 Active 25 DOM
9. 2026-06-12
   days on market $79,995 Active 24 DOM
10. 2026-06-09
    days on market $79,995 Active 21 DOM
11. 2026-06-08
    days on market $79,995 Active 20 DOM
12. 2026-06-08
    days on market $79,995 Active 19 DOM
13. 2026-06-07
    days on market $79,995 Active 18 DOM
14. 2026-06-04
    days on market $79,995 Active 15 DOM
15. 2026-06-02
    days on market $79,995 Active 14 DOM
16. 2026-06-01
    days on market $79,995 Active 13 DOM
17. 2026-05-31
    days on market $79,995 Active 12 DOM
18. 2026-05-19
    listed $89,995 Active
19. 2008-01-17
    soldstatus $20,000
20. 2003-09-17
    soldstatus $15,500

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$268/yr (+$22/mo · 48.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $16,472
• − Mortgage interest: −$3,921
• − Property taxes: −$557
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$2,036
• Taxable income: $6,306
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $5,521/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: Trimble Local
• NCES district ID: 3904592
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $34,745
• Composite: 23.89/100
• National rank: #7795
• State rank: #589 of 656 in OH

Livability — Glouster

• Score: 64/100
• State rank: #804
• US rank: #14789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glouster, OH
• County: Athens · 60,466 people
• Population (ZIP): 4,287
• Household income: $57,034
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 5.2

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: Iranian 2% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -9.80%
• Current HPI: 239.26
• 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

+480.6% since first listed

3 events — show timeline

• 2026-05-19 Listed $89,995 CBRMLS
• 2008-01-17 Sold (Public Records) $20,000 Public Records
• 2003-09-17 Sold (Public Records) $15,500 Public Records

Property tax history

-9.6%/yr

Latest (2025): $557 · +1.2% YoY. Source: county tax records.