456 N 8th St · McConnelsville, OH 43756

$124,900

2 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 76 Days on market

Built 1900 0.53 ac lot $93/sqft · 6% above area Est $180k · 31% under

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Why this score? — see what drove the C+ 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 +18.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.2/10.0
• DSCR +5.8/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.53 acre lot
• Built 1900
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (11.2% below list).
• Recommended offer: $111k (11.2% 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, schools B; 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.
• Market conditions: 27 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 $6k of equity ($864 loan paydown + $5k 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.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 76 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,963 (11.2% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 11% 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 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. 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: 0.89% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (median comp): $180,432
• List price: $124,900
• Delta: -30.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
653 E Mcconnel Ave	0.56mi	2/1.5	1,332 (-1%)	2mo	$137,500	$103	70
310 E Union Ave	0.39mi	3/2.0 (+1)	1,344 (0%)	10mo	$240,000	$179	66
333 N 7th St	0.10mi	3/1.0 (+1)	1,280 (-5%)	19mo	$184,000	$144	65
3925 N Wedgewood Dr	0.41mi	3/2.0 (+1)	1,296 (-4%)	11mo	$205,000	$158	59
701 E Mcconnel Ave	0.57mi	3/2.0 (+1)	1,296 (-4%)	3mo	$135,000	$104	58
3810 N Dugan Rd NW	0.25mi	3/2.5 (+1)	1,484 (+10%)	7mo	$133,000	$90	56
257 N 5th St	0.22mi	3/2.0 (+1)	1,490 (+11%)	12mo	$155,000	$104	54
1096 N Kennebec Ave	0.54mi	3/2.0 (+1)	1,264 (-6%)	8mo	$185,000	$146	52
217 S Kennebec Ave	0.47mi	2/1.5	1,200 (-11%)	11mo	$175,000	$146	51
112 S 16th St	0.63mi	1/1.0 (-1)	1,280 (-5%)	7mo	$104,000	$81	50
115 Poplar Dr	0.64mi	3/2.5 (+1)	1,334 (-1%)	13mo	$179,000	$134	49
20 2nd St	0.61mi	3/2.0 (+1)	1,196 (-11%)	6mo	$178,500	$149	41

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: 14.8%
• Equity multiple: 1.91×
• Total profit: $31,835
• Equity at exit: $66,155

10-year hold

• IRR: 15.7%
• Equity multiple: 3.63×
• Total profit: $91,947
• Equity at exit: $110,524

Cash invested: $34,972 (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: 27
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $117

Break-even live

Break-even rent $962

Max offer price $124,900

Occupancy floor 84%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $124,900 Active 76 DOM
2. 2026-06-17
   days on market $124,900 Active 75 DOM
3. 2026-06-16
   days on market $124,900 Active 74 DOM
4. 2026-06-15
   days on market $124,900 Active 73 DOM
5. 2026-06-13
   days on market $124,900 Active 71 DOM
6. 2026-06-12
   days on market $124,900 Active 70 DOM
7. 2026-06-09
   days on market $124,900 Active 67 DOM
8. 2026-06-08
   days on market $124,900 Active 66 DOM
9. 2026-06-08
   days on market $124,900 Active 65 DOM
10. 2026-06-07
    days on market $124,900 Active 64 DOM
11. 2026-06-04
    days on market $124,900 Active 61 DOM
12. 2026-06-02
    days on market $124,900 Active 60 DOM
13. 2026-06-01
    days on market $124,900 Active 59 DOM
14. 2026-05-31
    days on market $124,900 Active 58 DOM
15. 2026-04-28
    price $129,900
16. 2026-04-02
    listed $139,900 Active
17. 2024-05-22
    soldstatus $250,000
18. 2024-02-09
    soldstatus $125,000
19. 1999-12-10
    soldstatus $28,500
20. 1999-10-27
    soldstatus $26,500
21. 1993-05-19
    soldstatus $24,500

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$658/yr (+$55/mo · 103.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $13,316
• − Mortgage interest: −$6,996
• − Property taxes: −$633
• − Insurance: −$624
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,633
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,570/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

• Census place: McConnelsville, OH
• 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

+430.2% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $129,900 MLSNOW
• 2026-04-02 Listed $139,900 MLSNOW
• 2024-05-22 Sold (Public Records) $250,000 Public Records
• 2024-02-09 Sold (Public Records) $125,000 Public Records
• 1999-12-10 Sold (Public Records) $28,500 Public Records
• 1999-10-27 Sold (Public Records) $26,500 Public Records
• 1993-05-19 Sold (Public Records) $24,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $633 · +0.1% YoY. Source: county tax records.