19445 Buena Vista Rd · Rockbridge, OH 43149

$172,900

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 70 Days on market

Built 1982 0.25 ac lot $139/sqft · 56% 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Opportunity awaits in Rockbridge! This 4-bedroom, 1-bath home offers a functional layout with plenty of space and potential for updates to make it your own. The main living area features durable flooring and natural light, creating a comfortable setting for everyday living. The kitchen includes ample cabinet storage, butcher block-style countertops, and a farmhouse sink, offering a solid foundation for future improvements. The bathroom has been updated with a double vanity and modern fixtures, adding both style and convenience. All four bedrooms provide flexible space for family, guests, or a home office. Step outside to enjoy the rear deck, perfect for relaxing or entertaining, overlooking a spacious yard with a peaceful, rural feel. Located in Rockbridge, this property offers a great opportunity for an owner-occupant or investor looking to add value. Bring your vision and make this home your own!

Key facts

• 0.25 acre lot
• Built 1982
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.0% in Rockbridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 44/100 on livability (#1,188 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools D+, amenities F.
• Logan Elm Local (rural): math 57% / reading 59% proficiency, ranked #310 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 11 units permitted in Hocking County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.0% local appreciation)).
• Hocking County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $9k; list at $173k implies a 1738% gain — meaningful room to come down on a strong offer.

Recommended offer $162,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $394,309
• List price: $172,900
• Delta: -56.15%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.30×
• Total profit: $63,049
• Equity at exit: $98,486

10-year hold

• IRR: 20.3%
• Equity multiple: 4.53×
• Total profit: $170,832
• Equity at exit: $170,393

Cash invested: $48,412 (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 43149

• Home prices YoY: 1.8%
• Active inventory: 45
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $356

Break-even live

Break-even rent $1,502

Max offer price $172,900

Occupancy floor 77%

Sensitivity live

Price	-10% $454	-5% $405	+0% $356	+5% $307	+10% $258
Rent	-10% $202	-5% $279	+0% $356	+5% $434	+10% $511
Rate	-1.0pp $443	-0.5pp $400	base $356	+0.5pp $312	+1.0pp $266

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $172,900 Active 70 DOM
2. 2026-06-17
   days on market $172,900 Active 69 DOM
3. 2026-06-16
   days on market $172,900 Active 68 DOM
4. 2026-06-15
   days on market $172,900 Active 67 DOM
5. 2026-06-13
   days on market $172,900 Active 65 DOM
6. 2026-06-09
   days on market $172,900 Active 61 DOM
7. 2026-06-08
   days on market $172,900 Active 60 DOM
8. 2026-06-07
   days on market $172,900 Active 59 DOM
9. 2026-06-05
   days on market $172,900 Active 56 DOM
10. 2026-06-03
    days on market $172,900 Active 55 DOM
11. 2026-06-02
    days on market $172,900 Active 54 DOM
12. 2026-06-01
    days on market $172,900 Active 53 DOM
13. 2026-05-31
    days on market $172,900 Active 52 DOM
14. 2026-05-11
    price $172,900 911-char remark

    Show marketing remark (911 chars)

    Opportunity awaits in Rockbridge! This 4-bedroom, 1-bath home offers a functional layout with plenty of space and potential for updates to make it your own. The main living area features durable flooring and natural light, creating a comfortable setting for everyday living. The kitchen includes ample cabinet storage, butcher block-style countertops, and a farmhouse sink, offering a solid foundation for future improvements. The bathroom has been updated with a double vanity and modern fixtures, adding both style and convenience. All four bedrooms provide flexible space for family, guests, or a home office. Step outside to enjoy the rear deck, perfect for relaxing or entertaining, overlooking a spacious yard with a peaceful, rural feel. Located in Rockbridge, this property offers a great opportunity for an owner-occupant or investor looking to add value. Bring your vision and make this home your own!

15. 2026-04-30
    price $174,900 911-char remark

    Show marketing remark (911 chars)

    Opportunity awaits in Rockbridge! This 4-bedroom, 1-bath home offers a functional layout with plenty of space and potential for updates to make it your own. The main living area features durable flooring and natural light, creating a comfortable setting for everyday living. The kitchen includes ample cabinet storage, butcher block-style countertops, and a farmhouse sink, offering a solid foundation for future improvements. The bathroom has been updated with a double vanity and modern fixtures, adding both style and convenience. All four bedrooms provide flexible space for family, guests, or a home office. Step outside to enjoy the rear deck, perfect for relaxing or entertaining, overlooking a spacious yard with a peaceful, rural feel. Located in Rockbridge, this property offers a great opportunity for an owner-occupant or investor looking to add value. Bring your vision and make this home your own!

16. 2026-04-09
    listed $179,000 Active 911-char remark

    Show marketing remark (911 chars)

    Opportunity awaits in Rockbridge! This 4-bedroom, 1-bath home offers a functional layout with plenty of space and potential for updates to make it your own. The main living area features durable flooring and natural light, creating a comfortable setting for everyday living. The kitchen includes ample cabinet storage, butcher block-style countertops, and a farmhouse sink, offering a solid foundation for future improvements. The bathroom has been updated with a double vanity and modern fixtures, adding both style and convenience. All four bedrooms provide flexible space for family, guests, or a home office. Step outside to enjoy the rear deck, perfect for relaxing or entertaining, overlooking a spacious yard with a peaceful, rural feel. Located in Rockbridge, this property offers a great opportunity for an owner-occupant or investor looking to add value. Bring your vision and make this home your own!

17. 2026-04-06
    historical $179,000 911-char remark

    Show marketing remark (911 chars)

    Opportunity awaits in Rockbridge! This 4-bedroom, 1-bath home offers a functional layout with plenty of space and potential for updates to make it your own. The main living area features durable flooring and natural light, creating a comfortable setting for everyday living. The kitchen includes ample cabinet storage, butcher block-style countertops, and a farmhouse sink, offering a solid foundation for future improvements. The bathroom has been updated with a double vanity and modern fixtures, adding both style and convenience. All four bedrooms provide flexible space for family, guests, or a home office. Step outside to enjoy the rear deck, perfect for relaxing or entertaining, overlooking a spacious yard with a peaceful, rural feel. Located in Rockbridge, this property offers a great opportunity for an owner-occupant or investor looking to add value. Bring your vision and make this home your own!

18. 2026-02-10
    historical
19. 2026-01-26
    price $159,900
20. 2026-01-23
    price $169,900
21. 2026-01-21
    listed $179,900 Active
22. 2018-05-18
    historical
23. 2018-04-09
    listed $39,900
24. 2012-01-06
    soldstatus $9,405
25. 2012-01-05
    soldstatus $9,405
26. 2011-04-05
    listed $9,900
27. 2005-06-01
    soldstatus $66,000
28. 2004-09-21
    soldstatus $16,000

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,596 · $216/mo
• Expected delta: +$102/yr (+$8/mo · 4.1%)

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

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,437
• − Mortgage interest: −$9,685
• − Property taxes: −$2,494
• − Insurance: −$864
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$5,030
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,889/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: Logan Elm Local
• NCES district ID: 3904908
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $55,455
• Composite: 49.94/100
• National rank: #1931
• State rank: #310 of 656 in OH

Livability — Rockbridge

• Score: 44/100
• State rank: #1188
• US rank: #26794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hocking · 26,658 people
• Metro: Columbus, OH
• Population (ZIP): 2,160
• Household income: $57,004
• Rent vs Own: 13.2% rent · 86.8% own

Population outlook (Hocking County) Hauer SSP2

• Today (2025): 26,807 people
• By 2030: 25,723 · -4.0%
• By 2040: 23,370 · -12.8%
• By 2050: 20,947 · -21.9%
• By 2075: 15,624 · -41.7%
• By 2100: 11,134 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Italian 4% Iranian 3% Polish 2%
• Foreign-born: 2% · India
• Languages at home: 95% English-only · German/W. Germanic 2% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Hocking

• 2024 margin: Solid R (+44.3) · D 27.5% · R 71.8%
• 2008→2024 swing: -43.5pp toward R · 2008: -0.8pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+42.4 2016: R+36.5 2012: R+1.1 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 285.4089
• 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

+980.6% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $172,900 CBRMLS
• 2026-04-30 Price Changed $174,900 CBRMLS
• 2026-04-09 Listed $179,000 CBRMLS
• 2026-04-06 Coming Soon $179,000 CBRMLS
• 2026-02-10 Listing Removed — CBRMLS
• 2026-01-26 Price Changed $159,900 CBRMLS
• 2026-01-23 Price Changed $169,900 CBRMLS
• 2026-01-21 Listed $179,900 CBRMLS
• 2018-05-18 Listing Removed — CBRMLS
• 2018-04-09 Listed $39,900 CBRMLS
• 2012-01-06 Sold (Public Records) $9,405 Public Records
• 2012-01-05 Sold (MLS) $9,405 CBRMLS
• 2011-04-05 Listed $9,900 CBRMLS
• 2005-06-01 Sold (Public Records) $66,000 Public Records
• 2004-09-21 Sold (Public Records) $16,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,494 · +20.3% YoY. Source: county tax records.