105 Compliment St · Coal Grove, OH 45638

$149,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 74 Days on market

Built 1950 6,534 sqft lot $110/sqft · at area comps Est $144k · at est.

---

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 +22.3/30.0
• DSCR +7.1/10.0
• ARV discount +5.8/15.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY!!! This home has been completely remodeled. Home offers a new kitchen, new bathroom, new siding, new windows, all new flooring, new c h/a. This one is a must see!!

Key facts

• New kitchen
• New bathroom
• New siding

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW SIDING
• NEW WINDOWS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/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 $145k (3.3% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#638 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Dawson-Bryant Local (suburban): math 44% / reading 50% proficiency, ranked #485 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $150k implies a 1316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $144,294
• List price: $149,900
• Delta: 3.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 North St	0.37mi	3/2.0	1,326 (-3%)	14mo	$135,000	$102	62
126 North Street St	0.38mi	4/1.0 (+1)	1,444 (+6%)	9mo	$159,900	$111	61
730 High St	0.41mi	3/1.0	1,444 (+6%)	22mo	$20,000	$14	54
719 Gunn St	0.34mi	3/2.0	1,254 (-8%)	20mo	$25,000	$20	49

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,616
• Equity at exit: $22,351

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,506
• Equity at exit: $12,961

Cash invested: $41,972 (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 45638

• Home prices YoY: -19.6%
• Active inventory: 84
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $247

Break-even live

Break-even rent $1,137

Max offer price $149,900

Occupancy floor 78%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Providence Hill Dr Ashland, KY	1.0–3.0	1.0–2.0	1100	$1,450	$1.32	2d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $149,900 Active 74 DOM
2. 2026-06-17
   days on market $149,900 Active 73 DOM
3. 2026-06-16
   days on market $149,900 Active 72 DOM
4. 2026-06-15
   days on market $149,900 Active 71 DOM
5. 2026-06-13
   days on market $149,900 Active 69 DOM
6. 2026-06-12
   days on market $149,900 Active 68 DOM
7. 2026-06-09
   days on market $149,900 Active 65 DOM
8. 2026-06-09
   price $149,900 Active 64 DOM
9. 2026-06-08
   days on market $159,900 Active 64 DOM
10. 2026-06-08
    days on market $159,900 Active 63 DOM
11. 2026-06-05
    days on market $159,900 Active 61 DOM
12. 2026-06-04
    days on market $159,900 Active 59 DOM
13. 2026-06-02
    days on market $159,900 Active 58 DOM
14. 2026-06-01
    days on market $159,900 Active 57 DOM
15. 2026-05-31
    days on market $159,900 Active 56 DOM
16. 2026-04-06
    listed $159,900 Active 178-char remark

    Show marketing remark (178 chars)

    MOVE IN READY!!! This home has been completely remodeled. Home offers a new kitchen, new bathroom, new siding, new windows, all new flooring, new c h/a. This one is a must see!!

17. 2026-04-06
    listed $159,900 Active 178-char remark

    Show marketing remark (178 chars)

    MOVE IN READY!!! This home has been completely remodeled. Home offers a new kitchen, new bathroom, new siding, new windows, all new flooring, new c h/a. This one is a must see!!

18. 2025-01-02
    soldstatus $10,583 Closed
19. 2024-11-14
    status Pending
20. 2024-10-23
    listed $1,000 Active

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$870/yr (+$72/mo · 145.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,400
• − Mortgage interest: −$8,397
• − Property taxes: −$598
• − Insurance: −$750
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,361
• Taxable income: $511
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,842/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: Dawson-Bryant Local
• NCES district ID: 3904792
• Math proficiency: 44% ▼ -31.00%
• Reading proficiency: 50% ▼ -19.00%
• Median HH income: $45,537
• Composite: 39.85/100
• National rank: #3870
• State rank: #485 of 656 in OH

Livability — Coal Grove

• Score: 66/100
• State rank: #638
• US rank: #11274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal Grove, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

+15890.0% since first listed

5 events — show timeline

• 2026-04-06 Listed $159,900 AABOR
• 2026-04-06 Listed $159,900 HBRMLS
• 2025-01-02 Sold (MLS) $10,583 ACBOR
• 2024-11-14 Pending — ACBOR
• 2024-10-23 Listed $1,000 ACBOR

Property tax history

+9.6%/yr

Latest (2024): $598 · +0.0% YoY. Source: county tax records.