653 Osborne St · Pomeroy, OH 45769

$35,000

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 430 Days on market

Built 1900 0.45 ac lot $48/sqft · 5% below area Est $37k · 5% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• Appreciation +7.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Here is a real fixer upper, city water and sewer and natural gas, on 2 lots totaling . 45 acre. Garage and storage building. Has been vacant for 3 years. Enter at your own risk. Contact city to see if you can tear it down and build new or bring in a mobile home. Also consult city as to possible use for extra lot as there are utility easements. Quiet, peaceful location on one way street. Cable TV and internet available per the seller. Lots of potential here. Just make an offer and get busy! Being sold as is. Seller is not able to remove any personal items or debris. ENTER AT YOUR OWN RISK.

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#652 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Meigs Local (rural): math 20% / reading 35% proficiency, ranked #594 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Meigs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (5.7% local appreciation)).
• Meigs County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.37% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.74%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (median comp): $36,882
• List price: $35,000
• Delta: -5.10%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1663 Lincoln Heights Hts	0.40mi	2/1.0	718 (-2%)	17mo	$23,000	$32	64

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

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.0%
• Equity multiple: 4.70×
• Total profit: $36,305
• Equity at exit: $21,241

10-year hold

• IRR: 57.2%
• Equity multiple: 9.77×
• Total profit: $85,936
• Equity at exit: $37,878

Cash invested: $9,800 (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 45769

• Home prices YoY: 4.5%
• Active inventory: 13
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $423

Break-even live

Break-even rent $293

Max offer price $35,000

Occupancy floor 44%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 430 DOM
2. 2026-06-18
   days on market $35,000 Active 429 DOM
3. 2026-06-17
   days on market $35,000 Active 428 DOM
4. 2026-06-16
   days on market $35,000 Active 427 DOM
5. 2026-06-15
   days on market $35,000 Active 426 DOM
6. 2026-06-14
   days on market $35,000 Active 424 DOM
7. 2026-06-12
   days on market $35,000 Active 423 DOM
8. 2026-06-09
   days on market $35,000 Active 420 DOM
9. 2026-06-08
   days on market $35,000 Active 419 DOM
10. 2026-06-07
    days on market $35,000 Active 418 DOM
11. 2026-06-05
    days on market $35,000 Active 415 DOM
12. 2026-06-03
    days on market $35,000 Active 414 DOM
13. 2026-06-02
    days on market $35,000 Active 413 DOM
14. 2026-06-01
    days on market $35,000 Active 412 DOM
15. 2026-05-31
    days on market $35,000 Active 411 DOM
16. 2026-05-30
    days on market $35,000 Active 410 DOM
17. 2025-04-16
    price $35,000 596-char remark

    Show marketing remark (596 chars)

    Here is a real fixer upper, city water and sewer and natural gas, on 2 lots totaling . 45 acre. Garage and storage building. Has been vacant for 3 years. Enter at your own risk. Contact city to see if you can tear it down and build new or bring in a mobile home. Also consult city as to possible use for extra lot as there are utility easements. Quiet, peaceful location on one way street. Cable TV and internet available per the seller. Lots of potential here. Just make an offer and get busy! Being sold as is. Seller is not able to remove any personal items or debris. ENTER AT YOUR OWN RISK.

18. 2025-04-15
    listed $29,900 Active 596-char remark

    Show marketing remark (596 chars)

    Here is a real fixer upper, city water and sewer and natural gas, on 2 lots totaling . 45 acre. Garage and storage building. Has been vacant for 3 years. Enter at your own risk. Contact city to see if you can tear it down and build new or bring in a mobile home. Also consult city as to possible use for extra lot as there are utility easements. Quiet, peaceful location on one way street. Cable TV and internet available per the seller. Lots of potential here. Just make an offer and get busy! Being sold as is. Seller is not able to remove any personal items or debris. ENTER AT YOUR OWN RISK.

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $474 · $40/mo
• Expected delta: +$72/yr (+$6/mo · 17.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $9,937
• − Mortgage interest: −$1,961
• − Property taxes: −$403
• − Insurance: −$175
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$1,018
• Taxable income: $4,791
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $3,920/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: Meigs Local
• NCES district ID: 3904852
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $34,110
• Composite: 22.56/100
• National rank: #8079
• State rank: #594 of 656 in OH

Livability — Pomeroy

• Score: 66/100
• State rank: #652
• US rank: #11587

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: Pomeroy, OH
• County: Meigs · 23,356 people
• Population (ZIP): 5,560
• Household income: $49,063
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 11.0

Population outlook (Meigs County) Hauer SSP2

• Today (2025): 21,933 people
• By 2030: 20,975 · -4.4%
• By 2040: 18,650 · -15.0%
• By 2050: 16,243 · -25.9%
• By 2075: 10,860 · -50.5%
• By 2100: 6,510 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Meigs

• 2024 margin: Solid R (+57.0) · D 21.2% · R 78.1%
• 2008→2024 swing: -38.4pp toward R · 2008: -18.6pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.2 2016: R+50.1 2012: R+18.8 2008: R+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.65%
• Current HPI: 131.6688
• 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

+17.1% since first listed

2 events — show timeline

• 2025-04-16 Price Changed $35,000 ACBOR
• 2025-04-15 Listed $29,900 ACBOR

Property tax history

+4.7%/yr

Latest (2025): $403 · +9.6% YoY. Source: county tax records.