8752 N Rokeby Rd NW · McConnelsville, OH 43756

$186,900

2 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 335 Days on market

Built 1952 1.55 ac lot $116/sqft · 35% below area Est $289k · 35% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.2/10.0
• Cash flow +6.7/30.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

Key facts

• Knotly pine walls
• Deck
• 1.55 acre lot

Tags

• KNOTLY PINE WALLS
• DECK
• MIGHTY MUSKINGUM RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (43.7% below list).
• Recommended offer: $105k (43.7% below list) — sets the bar for 1% rule.

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; 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.
• Zoned schools: East Elementary School (math 57% / reading 67%, grade B, #590 of 1,584 statewide, top 41%, 310 students, 0% FRL); Morgan Junior High School (math 37% / reading 61%, grade C-, #426 of 654 statewide, top 66%, 257 students, 58% FRL); Morgan High School (math 32% / reading 52%, grade F, #497 of 781 statewide, top 66%, 519 students, 30% FRL) — zoned schools average 29% FRL vs 50% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 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 $9k of equity ($1k loan paydown + $8k 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.
• By year 4, 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 335 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $187k implies a 416% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,266 (43.7% 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 335 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.56% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 14.8

CMA / ARV

• ARV (median comp): $289,410
• List price: $186,900
• Delta: -35.42%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8648 State Route 60	0.28mi	3/2.0 (+1)	1,512 (-6%)	19mo	$375,000	$248	52

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: 5.3%
• Equity multiple: 1.33×
• Total profit: $17,204
• Equity at exit: $98,995

10-year hold

• IRR: 7.8%
• Equity multiple: 2.37×
• Total profit: $71,868
• Equity at exit: $165,387

Cash invested: $52,332 (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: 28
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$980
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-303

Break-even live

Break-even rent $1,436

Max offer price $133,398

Occupancy floor —

Sensitivity live

Price	-10% $-197	-5% $-250	+0% $-303	+5% $-356	+10% $-409
Rent	-10% $-386	-5% $-344	+0% $-303	+5% $-261	+10% $-220
Rate	-1.0pp $-209	-0.5pp $-255	base $-303	+0.5pp $-351	+1.0pp $-401

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-07
   statusdays on market $186,900 Pending 335 DOM
2. 2026-06-04
   days on market $186,900 Active 334 DOM
3. 2026-06-02
   days on market $186,900 Active 333 DOM
4. 2026-06-01
   days on market $186,900 Active 332 DOM
5. 2026-05-31
   days on market $186,900 Active 331 DOM
6. 2026-02-24
   price $186,900 331-char remark

   Show marketing remark (331 chars)

   Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

7. 2026-02-24
   price $186,900 331-char remark

   Show marketing remark (331 chars)

   Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

8. 2026-01-11
   status Active 331-char remark

   Show marketing remark (331 chars)

   Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

9. 2026-01-11
   status Pending 331-char remark

   Show marketing remark (331 chars)

   Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

10. 2025-10-16
    price $189,900 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

11. 2025-10-16
    price $189,900 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

12. 2025-09-30
    price $195,000 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

13. 2025-09-30
    price $195,000 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

14. 2025-09-30
    status Active 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

15. 2025-09-12
    status Active 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

16. 2025-07-29
    historical Contingent 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

17. 2025-07-24
    historical Contingent 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

18. 2025-07-04
    listed $199,900 Active 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

19. 2025-07-04
    listed $199,900 Active 331-char remark

    Show marketing remark (331 chars)

    Walk into this lovely 2 bedroom with knotly pine walls, and a deck that will keep you coming back. Quite, peaceful, tranquil, atmosphere, and close to the mighty Muskingum River. Enough garage space to open up a shop. Come take a look at this awesome property and just imagine the possibilities. Call for you private showing today.

20. 2025-06-17
    historical
21. 2025-06-17
    historical
22. 2025-03-11
    listed $199,900 Active
23. 2025-03-11
    listed $199,900 Active
24. 1987-02-01
    soldstatus $36,200

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$999/yr (+$83/mo · 108.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $12,632
• − Mortgage interest: −$10,469
• − Property taxes: −$918
• − Insurance: −$934
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$5,437
• Taxable loss: −$7,148
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $-1,919/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

• 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

+416.3% since first listed

19 events — show timeline

• 2026-02-24 Price Changed $186,900 MLSNOW
• 2026-02-24 Price Changed $186,900 CBRMLS
• 2026-01-11 Relisted — MLSNOW
• 2026-01-11 Pending — MLSNOW
• 2025-10-16 Price Changed $189,900 MLSNOW
• 2025-10-16 Price Changed $189,900 CBRMLS
• 2025-09-30 Price Changed $195,000 CBRMLS
• 2025-09-30 Price Changed $195,000 MLSNOW
• 2025-09-30 Relisted — CBRMLS
• 2025-09-12 Relisted — MLSNOW
• 2025-07-29 Contingent — CBRMLS
• 2025-07-24 Contingent — MLSNOW
• 2025-07-04 Listed $199,900 CBRMLS
• 2025-07-04 Listed $199,900 MLSNOW
• 2025-06-17 Listing Removed — CBRMLS
• 2025-06-17 Listing Removed — MLSNOW
• 2025-03-11 Listed $199,900 CBRMLS
• 2025-03-11 Listed $199,900 MLSNOW
• 1987-02-01 Sold (Public Records) $36,200 Public Records

Property tax history

+3.2%/yr

Latest (2025): $918 · -0.3% YoY. Source: county tax records.