18021 Turkey Ridge Rd · Gann (Brinkhaven), OH 43014

$1

5 bd · 3.5 ba · 2,036 sqft · SingleFamily · 31 Days on market

Built 1985 119 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Appreciation +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Auction Day is Friday, June 7th, 2024. Real Estate Sells at 2:00 PM. Nestled in the picturesque Jefferson Township of Knox County, this expansive 119-acre property features a ranch home with views of a 2 ½ acre pond. Constructed in 1985, the home is designed with an open floor plan, including 3 bedrooms, 2 ½ bathrooms, and main-level laundry facilities. A walkout basement presents a 2-bedroom, 1-bathroom apartment, alongside substantial storage space. The property's aesthetic is enhanced by a stone exterior, a shingled roof, and a 2-car attached garage, with a charming front porch facing the pond. Essential utilities are comprehensive, featuring spring water, septic, electric,

Key facts

• 119 acre lot
• 2 garage spots
• Built 1985

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Danville Local (rural): math 53% / reading 72% proficiency, ranked #258 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 195 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Recommended offer $1

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 130296.00% ✓
• Cap rate: 1235204.08%
• Cash-on-cash: 4411420.67%
• DSCR: 196284.40
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 234209.29×
• Total profit: $65,578
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 505721.48×
• Total profit: $141,602
• Equity at exit: $0

Cash invested: $0 (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 43014

• Home prices YoY: 0.2%
• Active inventory: 9

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $1,029

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,029	-5% $1,029	+0% $1,029	+5% $1,029	+10% $1,029
Rent	-10% $926	-5% $978	+0% $1,029	+5% $1,081	+10% $1,132
Rate	-1.0pp $1,029	-0.5pp $1,029	base $1,029	+0.5pp $1,029	+1.0pp $1,029

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2024-12-02
   status Pending
2. 2024-06-13
   status Pending
3. 2024-05-10
   listed $1 Active

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

Taxation est. · year 1

• Rental income: $15,636
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$0
• Taxable income: $13,134
• Est. tax owed @ 24.0%: −$3,152
• After-tax cash flow: $9,200/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: Danville Local
• NCES district ID: 3904783
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 72% ▼ -3.00%
• Median HH income: $45,810
• Composite: 52.67/100
• National rank: #1553
• State rank: #258 of 656 in OH

Livability — Gann (Brinkhaven)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Knox · 63,297 people
• Population (ZIP): 4,185
• Household income: $63,239
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 0.8

Population outlook (Knox County) Hauer SSP2

• Today (2025): 60,036 people
• By 2030: 58,670 · -2.3%
• By 2040: 54,963 · -8.4%
• By 2050: 51,353 · -14.5%
• By 2075: 43,196 · -28.0%
• By 2100: 34,514 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Asian 1%
• Common ancestry: Iranian 8% Lithuanian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 73% English-only · German/W. Germanic 26%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+44.9) · D 27.1% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.9pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.8 2016: R+38.2 2012: R+24.3 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.47%
• Current HPI: 236.17
• 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