42 Deerpath Rd · Chillicothe, OH 45601

$59,900

2 bd · 1.0 ba · 980 sqft · SingleFamily · 213 Days on market

Built 1985 Good condition $61/sqft · 69% below area $480/mo HOA · 34% of rent ↓ 29% since listing

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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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

Key facts

• Built 1985
• Listed 213 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.4% in Chillicothe — 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 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Chillicothe City (town): math 36% / reading 47% proficiency, ranked #535 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chillicothe Intermediate School (math 39% / reading 46%, grade F, #1,027 of 1,584 statewide, top 65%, 768 students, 0% FRL); Chillicothe Middle School (math 29% / reading 43%, grade F, #541 of 654 statewide, top 83%, 395 students, 0% FRL); Chillicothe High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 885 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.33% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 3.6

CMA / ARV

• ARV (median comp): $192,940
• List price: $59,900
• Delta: -68.95%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Maplewood Dr	0.53mi	3/1.0 (+1)	969 (-1%)	23mo	$200,000	$206	49
279 Seney Rd	0.60mi	2/1.0	1,104 (+13%)	3mo	$223,500	$202	48
130 Winona Blvd	0.71mi	3/1.0 (+1)	969 (-1%)	14mo	$120,000	$124	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $3,863
• Equity at exit: $8,931

10-year hold

• IRR: 15.6%
• Equity multiple: 2.29×
• Total profit: $21,714
• Equity at exit: $5,179

Cash invested: $16,772 (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 45601

• Active inventory: 180
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$480
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $208

Break-even live

Break-even rent $1,132

Max offer price $59,900

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $229	+0% $208	+5% $187	+10% $167
Rent	-10% $98	-5% $153	+0% $208	+5% $263	+10% $318
Rate	-1.0pp $238	-0.5pp $223	base $208	+0.5pp $193	+1.0pp $177

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
767 Hopetown Rd Chillicothe, OH	2.0–3.0	1.0–1.5	794	$1,395	$1.76	3d	14	1.14mi

HOA detail

• Monthly dues: $480 · $5,760/yr

Listing history 37 events

1. 2026-06-21
   days on market $59,900 Active 213 DOM
2. 2026-06-21
   days on market $59,900 Active 212 DOM
3. 2026-06-18
   days on market $59,900 Active 210 DOM
4. 2026-06-17
   days on market $59,900 Active 209 DOM
5. 2026-06-16
   days on market $59,900 Active 208 DOM
6. 2026-06-15
   days on market $59,900 Active 207 DOM
7. 2026-06-13
   days on market $59,900 Active 205 DOM
8. 2026-06-12
   days on market $59,900 Active 204 DOM
9. 2026-06-09
   days on market $59,900 Active 201 DOM
10. 2026-06-08
    days on market $59,900 Active 200 DOM
11. 2026-06-08
    days on market $59,900 Active 199 DOM
12. 2026-06-07
    days on market $59,900 Active 198 DOM
13. 2026-06-04
    days on market $59,900 Active 195 DOM
14. 2026-06-02
    days on market $59,900 Active 194 DOM
15. 2026-06-01
    days on market $59,900 Active 193 DOM
16. 2026-05-31
    days on market $59,900 Active 192 DOM
17. 2026-04-02
    status Active 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

18. 2026-03-28
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

19. 2026-03-26
    price $59,900 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

20. 2026-03-13
    status Active 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

21. 2026-03-04
    historical Contingent 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

22. 2026-02-21
    price $64,000 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

23. 2025-11-15
    listed $65,000 Active 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

24. 2025-11-13
    historical $65,000 580-char remark

    Show marketing remark (580 chars)

    Welcome to 42 Deerpath Rd- you don't want to wait to call this home! This is a completely remodeled home that has 2 beds and 1 full bathroom and has been redone from top to bottom, no stone left unturned. This home is open concept making it perfect for entertaining, while the bedrooms are in the back giving you all the privacy you may need. Updates include new flooring, painting, new kitchen with stainless steel appliances, remodeled bathroom, lighting, all mechanicals, and much more! Conveniently located right off the main road - so you're within minutes of all the stores.

25. 2025-03-20
    status Active
26. 2025-03-05
    status Pending
27. 2025-03-05
    historical
28. 2025-01-10
    price $68,900
29. 2024-09-24
    listed $69,900 Active
30. 2024-07-31
    historical
31. 2024-05-21
    price $74,900
32. 2024-04-03
    price $78,900
33. 2024-03-22
    listed $83,900 Active
34. 2024-03-17
    historical
35. 2023-08-23
    status Active
36. 2023-08-19
    historical
37. 2023-08-01
    listed $84,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − HOA: −$5,760
• − Depreciation: −$1,743
• Taxable income: $2,006
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,016/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This completely remodeled home offers a fresh, move-in-ready experience with updated appliances, flooring, and systems, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value.
• Both Landscaping — Improves curb appeal and rental value.
• Both Replace windows — Improves energy efficiency and value.
• Both Replace HVAC — Improves comfort and energy efficiency, boosting value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value. ↑
• Both Landscaping — Improves curb appeal and rental value. ↑
• Both Replace windows — Improves energy efficiency and value. ↑
• Both Replace HVAC — Improves comfort and energy efficiency, boosting value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chillicothe City
• NCES district ID: 3904374
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $37,990
• Composite: 34.55/100
• National rank: #5174
• State rank: #535 of 656 in OH

Livability — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, OH
• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

-29.4% since first listed

21 events — show timeline

• 2026-04-02 Relisted — CBRMLS
• 2026-03-28 Pending — CBRMLS
• 2026-03-26 Price Changed $59,900 CBRMLS
• 2026-03-13 Relisted — CBRMLS
• 2026-03-04 Contingent — CBRMLS
• 2026-02-21 Price Changed $64,000 CBRMLS
• 2025-11-15 Listed $65,000 CBRMLS
• 2025-11-13 Coming Soon $65,000 CBRMLS
• 2025-03-20 Relisted — CBRMLS
• 2025-03-05 Pending — CBRMLS
• 2025-03-05 Listing Removed — CBRMLS
• 2025-01-10 Price Changed $68,900 CBRMLS
• 2024-09-24 Listed $69,900 CBRMLS
• 2024-07-31 Listing Removed — CBRMLS
• 2024-05-21 Price Changed $74,900 CBRMLS
• 2024-04-03 Price Changed $78,900 CBRMLS
• 2024-03-22 Listed $83,900 CBRMLS
• 2024-03-17 Coming Soon — CBRMLS
• 2023-08-23 Relisted — SVAR
• 2023-08-19 Delisted — SVAR
• 2023-08-01 Listed $84,900 SVAR