35 Maple Ave · Winchester, OH 45697

$119,900

4 bd · 1.0 ba · 1,758 sqft · SingleFamily public records · 79 Days on market

Built 1901 9,845 sqft 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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a charming 19th Century home? Located in a small quaint town with 3 possibly 4 bedrooms. Detached garage, fenced yard, and corner lot. Needs a little TLC. Don't miss out on this must see home!

Key facts

• Classic woodwork
• Storage shed
• Wraparound staircase

Tags

• WRAPAROUND STAIRCASE
• CLASSIC WOODWORK
• BUILT-IN STORAGE
• FENCED BACKYARD
• DETACHED GARAGE
• STORAGE SHED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached garage with 1 garage space; Off-street and on-street parking available
• Utilities: Public water; Public sewer; Propane gas
• Home design: Colonial-style single family home; Two levels; Second-floor living area present
• Construction: Wood siding exterior; Foundation listed as other
• Exterior features: Metal roof; Wood windows

Interior

• Kitchen: Kitchen about 13 x 10
• Bedrooms: Three bedrooms total; Primary bedroom about 13 x 16 (upper level); Bedroom 2 about 11 x 13 (upper level); Bedroom 3 about 9 x 17 (upper level)
• Bathrooms: One full bathroom on the main level (full bath)
• Heating & cooling: Baseboard heating; Oil heating; Radiator heating
• Interior features: Partial basement; 8 total rooms
• Laundry & utility: Water heater is electric

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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: amenities F, commute F, employment F.
• Adams County Ohio Valley Local (rural): math 48% / reading 51% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Adams Elementary School (math 53% / reading 52%, grade C-, #846 of 1,584 statewide, top 54%, 664 students, 48% FRL); North Adams High School (math 52% / reading 57%, grade C-, #303 of 781 statewide, top 42%, 467 students, 40% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; solid renter incomes; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Adams County population projected at -23% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1901 — 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: 1.04% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $298,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Mockingbird Ave	0.52mi	4/3.0	1,914 (+9%)	19mo	$325,000	$170	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.5%
• Equity multiple: 3.26×
• Total profit: $75,791
• Equity at exit: $108,015

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $214,985
• Equity at exit: $232,939

Cash invested: $33,572 (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: 17
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $164

Break-even live

Break-even rent $1,042

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $232	-5% $198	+0% $164	+5% $131	+10% $97
Rent	-10% $66	-5% $115	+0% $164	+5% $214	+10% $263
Rate	-1.0pp $225	-0.5pp $195	base $164	+0.5pp $133	+1.0pp $102

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $119,900 Active 79 DOM
2. 2026-06-21
   days on market $119,900 Active 78 DOM
3. 2026-06-18
   status $119,900 Active 76 DOM
4. 2026-06-18
   days on market $119,900 Contingency Pending 76 DOM
5. 2026-06-17
   days on market $119,900 Contingency Pending 75 DOM
6. 2026-06-16
   days on market $119,900 Contingency Pending 74 DOM
7. 2026-06-15
   days on market $119,900 Contingency Pending 73 DOM
8. 2026-06-13
   days on market $119,900 Contingency Pending 71 DOM
9. 2026-06-12
   statusdays on market $119,900 Contingency Pending 70 DOM
10. 2026-06-09
    days on market $119,900 Active 67 DOM
11. 2026-06-08
    days on market $119,900 Active 66 DOM
12. 2026-06-07
    days on market $119,900 Active 65 DOM
13. 2026-06-05
    days on market $119,900 Active 63 DOM
14. 2026-06-04
    days on market $119,900 Active 61 DOM
15. 2026-06-02
    days on market $119,900 Active 60 DOM
16. 2026-06-01
    days on market $119,900 Active 59 DOM
17. 2026-05-31
    days on market $119,900 Active 58 DOM
18. 2026-05-06
    status Active
19. 2026-04-28
    historical Contingency Pending
20. 2026-04-17
    price $119,900
21. 2026-04-03
    listed $129,900 Active
22. 2021-07-27
    soldstatus $92,305 Sold 208-char remark

    Show marketing remark (208 chars)

    Looking for a charming 19th Century home? Located in a small quaint town with 3 possibly 4 bedrooms. Detached garage, fenced yard, and corner lot. Needs a little TLC. Don't miss out on this must see home!

23. 2021-06-15
    historical Contingency Pending 208-char remark

    Show marketing remark (208 chars)

    Looking for a charming 19th Century home? Located in a small quaint town with 3 possibly 4 bedrooms. Detached garage, fenced yard, and corner lot. Needs a little TLC. Don't miss out on this must see home!

24. 2021-05-27
    status Active 208-char remark

    Show marketing remark (208 chars)

    Looking for a charming 19th Century home? Located in a small quaint town with 3 possibly 4 bedrooms. Detached garage, fenced yard, and corner lot. Needs a little TLC. Don't miss out on this must see home!

25. 2021-05-10
    historical Contingency Pending 208-char remark

    Show marketing remark (208 chars)

    Looking for a charming 19th Century home? Located in a small quaint town with 3 possibly 4 bedrooms. Detached garage, fenced yard, and corner lot. Needs a little TLC. Don't miss out on this must see home!

26. 2021-03-10
    listed $89,900 Active 208-char remark

    Show marketing remark (208 chars)

    Looking for a charming 19th Century home? Located in a small quaint town with 3 possibly 4 bedrooms. Detached garage, fenced yard, and corner lot. Needs a little TLC. Don't miss out on this must see home!

27. 2012-06-06
    soldstatus $41,000

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$70/yr (+$6/mo · 4.0%)

ⓘ 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 ≥100°F today · 19 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: $14,999
• − Mortgage interest: −$6,716
• − Property taxes: −$1,731
• − Insurance: −$600
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,488
• Taxable income: $64
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,958/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: Adams County Ohio Valley Local
• NCES district ID: 3906190
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $35,314
• Composite: 40.96/100
• National rank: #3603
• State rank: #463 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

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

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

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 · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

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

+192.4% since first listed

10 events — show timeline

• 2026-05-06 Relisted — Cincy MLS
• 2026-04-28 Contingent — Cincy MLS
• 2026-04-17 Price Changed $119,900 Cincy MLS
• 2026-04-03 Listed $129,900 Cincy MLS
• 2021-07-27 Sold (MLS) $92,305 Cincy MLS
• 2021-06-15 Contingent — Cincy MLS
• 2021-05-27 Relisted — Cincy MLS
• 2021-05-10 Contingent — Cincy MLS
• 2021-03-10 Listed $89,900 Cincy MLS
• 2012-06-06 Sold (Public Records) $41,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,731 · +33.1% YoY. Source: county tax records.