11875 US RT 62 · Winchester, OH 45697

$114,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 34 Days on market

Built 1985 0.41 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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located less than 15 minutes from Mount Orab and conveniently close to Kroger, this 4-bedroom home offers small-town living with easy access to everyday conveniences. Situated in the Eastern Local School District, this property features 1 full bath with a combined laundry area for added functionality. With spacious bedrooms and investment potential, this home is perfect for investors, or anyone looking to add their personal touch. Convenient location, generous living space, and affordability make this an opportunity you won't want to miss!

Key facts

• 0.41 acre lot
• Built 1985
• Listed 34 days

Property features AI

Finance

• Other: Residential zoning; Access via US Highway; Located in Eagle Township; Directions: from Winchester, take US RT 62 to property; Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Traditional single-family home; Two levels; Stone foundation
• Construction: Aluminum siding; Shingle roof; Stone foundation
• Exterior features: Deck; Less than 0.5 acre lot; Lot approximately 0.413 acres

Interior

• Kitchen: Wood cabinets; Wood floor; Kitchen (8 x 15)
• Bedrooms: Primary bedroom on level 1 (11 x 15); Second bedroom on level 2 (14 x 19); Third bedroom on level 2 (16 x 15); Fourth bedroom on level 2 (11 x 12); Four bedrooms total
• Flooring: Wood floors in kitchen and dining room
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Electric heating; Central air conditioning; Electric water heating
• Interior features: Ceiling fan; Handyman condition (needs work); Seven rooms total; Oven/Range included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $112k (1.4% below list).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#289 in OH, #4,753 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Eastern Local (rural): math 51% / reading 61% proficiency, ranked #350 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; solid renter incomes; 147 units permitted in Brown County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $12k of equity ($788 loan paydown + $11k appreciation (10.0% local appreciation)).
• Brown County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $114k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $110,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.99% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $72,996
• Equity at exit: $102,700

10-year hold

• IRR: 25.2%
• Equity multiple: 7.46×
• Total profit: $206,308
• Equity at exit: $221,477

Cash invested: $31,920 (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 45697

• Home prices YoY: 9.1%
• Active inventory: 16
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $172

Break-even live

Break-even rent $907

Max offer price $114,000

Occupancy floor 80%

Sensitivity live

Price	-10% $236	-5% $204	+0% $172	+5% $139	+10% $107
Rent	-10% $83	-5% $127	+0% $172	+5% $216	+10% $261
Rate	-1.0pp $229	-0.5pp $201	base $172	+0.5pp $142	+1.0pp $112

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $114,000 Active 34 DOM
2. 2026-06-17
   days on market $114,000 Active 33 DOM
3. 2026-06-16
   days on market $114,000 Active 32 DOM
4. 2026-06-15
   days on market $114,000 Active 31 DOM
5. 2026-06-13
   days on market $114,000 Active 29 DOM
6. 2026-06-12
   pricedays on market $114,000 Active 28 DOM
7. 2026-06-09
   days on market $119,900 Active 25 DOM
8. 2026-06-08
   days on market $119,900 Active 24 DOM
9. 2026-06-08
   days on market $119,900 Active 23 DOM
10. 2026-06-07
    days on market $119,900 Active 22 DOM
11. 2026-06-04
    days on market $119,900 Active 19 DOM
12. 2026-06-02
    days on market $119,900 Active 18 DOM
13. 2026-06-01
    days on market $119,900 Active 17 DOM
14. 2026-05-31
    days on market $119,900 Active 16 DOM
15. 2026-05-15
    listed $119,900 Active
16. 2017-11-27
    soldstatus $64,900
17. 2014-06-17
    soldstatus $59,900
18. 2011-05-06
    soldstatus $59,900
19. 2011-05-04
    soldstatus $59,900
20. 1991-04-29
    soldstatus $13,000

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $1,317 · $110/mo
• Expected delta: +$461/yr (+$38/mo · 53.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,493
• − Mortgage interest: −$6,386
• − Property taxes: −$855
• − Insurance: −$570
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,316
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,011/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: Eastern Local
• NCES district ID: 3904603
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $50,895
• Composite: 47.81/100
• National rank: #2226
• State rank: #350 of 656 in OH

Livability — Winchester

• Score: 74/100
• State rank: #289
• US rank: #4753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams · 32,832 people
• Population (ZIP): 6,138
• Household income: $75,075
• Rent vs Own: 17.3% rent · 82.7% own

Population outlook (Brown County) Hauer SSP2

• Today (2025): 41,243 people
• By 2030: 39,382 · -4.5%
• By 2040: 35,196 · -14.7%
• By 2050: 30,743 · -25.5%
• By 2075: 21,870 · -47.0%
• By 2100: 15,069 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Serbian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+61.5) · D 19.0% · R 80.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -23.3pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+57.4 2016: R+52.2 2012: R+25.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.08%
• Current HPI: 289.3931
• 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

+822.3% since first listed

6 events — show timeline

• 2026-05-15 Listed $119,900 Cincy MLS
• 2017-11-27 Sold (Public Records) $64,900 Public Records
• 2014-06-17 Sold (Public Records) $59,900 Public Records
• 2011-05-06 Sold (Public Records) $59,900 Public Records
• 2011-05-04 Sold (Public Records) $59,900 Public Records
• 1991-04-29 Sold (Public Records) $13,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $855 · +0.0% YoY. Source: county tax records.