47 Main St · Amesville, OH 45711

$187,500

5 bd · 1.5 ba · 2,163 sqft · SingleFamily public records · 4 Days on market

Built 1925 1.87 ac lot ↓ 6% 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 +11.8/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Formerly used as a rental property this nearly 2 acre tract. Tons of meticulous cedar woodworking throughout the home, newer metal roof. Downstairs is an open flow of kitchen, dining room and expansive living room centered around the fireplace. Tucked out of the way you will find a half bath and convenient main floor laundry. Upstairs boasts 4 bedrooms with full bath. There is access to an open, unfinished attic as well. The home needs some finishing touches, The giant pole building could serve multiple purposes. A large older in ground pool ready to be refurbished is located just off the concrete back porch. Utilities are currently on. Seller is motivated. Seller may entertain owner financ

Key facts

• Half bath
• Main floor laundry
• Unfinished attic

Tags

• NEWER METAL ROOF
• OPEN FLOW KITCHEN
• EXPANSIVE LIVING ROOM
• HALF BATH
• MAIN FLOOR LAUNDRY
• UNFINISHED ATTIC

Property features AI

Exterior

• Parking: 6 garage spaces; Common parking; Farm building parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1925; No shared/common walls
• Construction: Block foundation
• Exterior features: Above-ground pool; Outbuilding

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Interior features: Has fireplace (one); Partial basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (22.1% below list).
• Recommended offer: $146k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#659 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Federal Hocking Local (rural): math 31% / reading 43% proficiency, ranked #552 of 656 in OH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (7.7% local appreciation)).
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,018 (22.1% 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. Built in 1925 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.26×
• Total profit: $66,378
• Equity at exit: $138,884

10-year hold

• IRR: 16.6%
• Equity multiple: 4.77×
• Total profit: $198,123
• Equity at exit: $272,352

Cash invested: $52,500 (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 45711

• Home prices YoY: 4.2%
• Active inventory: 7
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$78
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-118

Break-even live

Break-even rent $1,610

Max offer price $166,649

Occupancy floor —

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $187,500 Active 4 DOM
2. 2026-06-18
   days on market $187,500 Active 3 DOM
3. 2026-06-17
   days on market $187,500 Active 2 DOM
4. 2026-06-16
   days on marketlisting id $187,500 Active 1 DOM
5. 2026-06-02
   days on market $187,500 Active 116 DOM
6. 2026-06-01
   days on market $187,500 Active 115 DOM
7. 2026-05-31
   days on market $187,500 Active 114 DOM
8. 2026-05-30
   days on market $187,500 Active 113 DOM
9. 2026-05-01
   price $187,500
10. 2026-04-21
    price $190,000
11. 2026-02-23
    price $194,000
12. 2026-02-06
    listed $199,000 Active

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $2,325 · $194/mo
• Expected delta: +$600/yr (+$50/mo · 34.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $17,522
• − Mortgage interest: −$10,503
• − Property taxes: −$1,725
• − Insurance: −$1,735
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$5,455
• Taxable loss: −$4,699
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $-289/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: Federal Hocking Local
• NCES district ID: 3904591
• Math proficiency: 31% ▼ -26.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $42,037
• Composite: 31.2/100
• National rank: #6042
• State rank: #552 of 656 in OH

Livability — Amesville

• Score: 66/100
• State rank: #659
• US rank: #11649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amesville, OH
• County: Athens · 60,466 people
• Population (ZIP): 1,039
• Household income: $67,018
• Rent vs Own: 6.7% rent · 93.3% own
• Severe rent burden: 4.3

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 7% Lithuanian 4% Danish 1%
• Languages at home: 88% English-only · German/W. Germanic 12%

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: ▲ 7.72%
• Current HPI: 189.1561
• 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

-5.8% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $187,500 CBRMLS
• 2026-04-21 Price Changed $190,000 CBRMLS
• 2026-02-23 Price Changed $194,000 CBRMLS
• 2026-02-06 Listed $199,000 CBRMLS

Property tax history

+6.6%/yr

Latest (2025): $1,725 · +1.0% YoY. Source: county tax records.