106 W Gay St · Somerset, OH 43783

$1

3 bd · 2.0 ba · 2,218 sqft · SingleFamily public records · 21 Days on market

Built 1900 10,018 sqft lot

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Why this score? — see what drove the D+ 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 +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Real Estate Auction - Live On-Site - May 26, 2026 at 6 PM. Located at 106 W Gay St, Somerset, OH, this 3-bedroom, 2-bath home offers rustic log cabin charm on a large in-town lot, with a full bathroom on each floor. Features include hardwood floors, a living room and separate family room, a laundry room, plus a flexible space that can serve as a 4th bedroom or dedicated home office. Additional highlights include two covered porches, covered parking, multiple storage sheds, rear yard parking, and a large yard with room for potential outbuildings or expansion. Ready to move in and ideal for rental investors or buyers seeking a distinctive home. Convenient in-town location within walking dista

Key facts

• Flexible space
• Laundry room
• Hardwood floors

Tags

• LARGE IN-TOWN LOT
• HARDWOOD FLOORS
• SEPARATE FAMILY ROOM
• LAUNDRY ROOM
• FLEXIBLE SPACE
• TWO COVERED PORCHES

Property features AI

Finance

• Other: Auction or standard listing conditions

Exterior

• Parking: 1-car garage; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Block and stone foundation
• Exterior features: Deck; Shed(s) and outbuilding

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood; Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood-burning stove fireplace (one); Cellar basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-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 71/100 on livability (#415 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Northern Local (rural): math 56% / reading 64% proficiency, ranked #284 of 656 in OH (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 35 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Perry County population projected at -15% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 126587.00% ✓
• Cap rate: 1200042.76%
• Cash-on-cash: 4285844.53%
• DSCR: 190696.96
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 227541.73×
• Total profit: $63,711
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 491324.54×
• Total profit: $137,571
• 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 43783

• Home prices YoY: -13.4%
• Active inventory: 29

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $1,000

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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 2 events

1. 2026-05-05
   listed $1 Active 1110-char remark
2. 1996-10-01
   soldstatus $50,000

ⓘ 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 3/10 Moderate 7 d/yr ≥98°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,190
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$0
• Taxable income: $12,760
• Est. tax owed @ 24.0%: −$3,062
• After-tax cash flow: $8,938/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: Northern Local
• NCES district ID: 3904905
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $54,557
• Composite: 51.48/100
• National rank: #1724
• State rank: #284 of 656 in OH

Livability — Somerset

• Score: 71/100
• State rank: #415
• US rank: #6835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerset, OH
• County: Perry · 33,432 people
• Metro: Columbus, OH
• Population (ZIP): 5,031
• Household income: $64,261
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 4.2

Population outlook (Perry County) Hauer SSP2

• Today (2025): 35,614 people
• By 2030: 34,925 · -1.9%
• By 2040: 32,919 · -7.6%
• By 2050: 30,375 · -14.7%
• By 2075: 23,805 · -33.2%
• By 2100: 17,756 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 4% Serbian 3% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -51.5pp toward R · 2008: -3.0pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+49.5 2016: R+40.3 2012: R+4.4 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.54%
• Current HPI: 286.7254
• 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

3 events — show timeline

• 2026-05-26 Pending — CBRMLS
• 2026-05-05 Listed $1 CBRMLS
• 1996-10-01 Sold (Public Records) $50,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,158 · +17.5% YoY. Source: county tax records.