420 6th St · Philo, OH 43771

$89,000

2 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 11 Days on market

Built 2001 5,749 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +7.3/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors, flippers, and buyers with a vision! This property is ready for its next chapter and offers endless potential for the right buyer. Whether you're looking to renovate and make it your dream home, add to your investment portfolio, or tackle your next project, this is an opportunity you won't want to miss. Property has newer roof, Bring your ideas, creativity, and imagination as you tour this home and envision what it could become. With the right updates and improvements, this property has the potential to truly shine. Opportunities like this don't come along every day—schedule your showing and see the possibilities for yourself!

Key facts

• Covered front porch
• Public sewer
• Level city lot

Tags

• EAT-IN KITCHEN
• COVERED FRONT PORCH
• OFF-STREET PARKING
• LEVEL CITY LOT
• PUBLIC WATER
• PUBLIC SEWER

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Two-car garage; Carport
• Home design: Single-story property
• Construction: Slab foundation
• Exterior features: Residential zoning; Lot dimensions approximately 66 x 87

Interior

• Bedrooms: Two main-level bedrooms (each approx. 8 x 7)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating
• Interior features: Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 60/100 on livability (#986 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, amenities F.
• Franklin Local (rural): math 49% / reading 54% proficiency, ranked #428 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Duncan Falls Elementary School (math 62% / reading 58%, grade B-, #664 of 1,584 statewide, top 42%, 680 students, 42% FRL); Philo Junior High School (math 50% / reading 54%, grade C+, #386 of 654 statewide, top 61%, 397 students, 42% FRL); Philo High School (math 32% / reading 62%, grade D-, #435 of 781 statewide, top 59%, 466 students, 34% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 15 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $4k appreciation (4.6% local appreciation)).
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $7k; list at $89k implies a 1171% gain — meaningful room to come down on a strong offer.

Recommended offer $89,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.24% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.59×
• Total profit: $39,640
• Equity at exit: $48,094

10-year hold

• IRR: 25.3%
• Equity multiple: 5.11×
• Total profit: $102,412
• Equity at exit: $81,130

Cash invested: $24,920 (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 43771

• Home prices YoY: 1.6%
• Active inventory: 15
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $335

Break-even live

Break-even rent $675

Max offer price $89,000

Occupancy floor 65%

Sensitivity live

Price	-10% $386	-5% $361	+0% $335	+5% $310	+10% $285
Rent	-10% $248	-5% $292	+0% $335	+5% $379	+10% $422
Rate	-1.0pp $380	-0.5pp $358	base $335	+0.5pp $312	+1.0pp $289

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $89,000 Active 11 DOM
2. 2026-06-19
   days on market $89,000 Active 9 DOM
3. 2026-06-18
   days on market $89,000 Active 8 DOM
4. 2026-06-17
   days on market $89,000 Active 7 DOM
5. 2026-06-16
   days on market $89,000 Active 6 DOM
6. 2026-06-15
   days on market $89,000 Active 5 DOM
7. 2026-06-14
   days on market $89,000 Active 3 DOM
8. 2026-06-12
   pricedays on marketlisting id $89,000 Active 2 DOM
9. 2026-06-09
   days on market $65,000 Active 6 DOM
10. 2026-06-08
    days on market $65,000 Active 5 DOM
11. 2026-06-07
    days on market $65,000 Active 4 DOM
12. 2026-06-05
    remarks 656-char remark
13. 2026-06-05
    listed $65,000 Active 1 DOM

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$516/yr (+$43/mo · 144.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $13,199
• − Mortgage interest: −$4,985
• − Property taxes: −$357
• − Insurance: −$445
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,589
• Taxable income: $2,711
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,374/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: Franklin Local
• NCES district ID: 3904884
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $45,134
• Composite: 43.55/100
• National rank: #2982
• State rank: #428 of 656 in OH

Livability — Philo

• Score: 60/100
• State rank: #986
• US rank: #19323

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Philo, OH
• County: Muskingum · 86,793 people
• Population (ZIP): 2,225
• Household income: $52,510
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 14.6

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.56%
• Current HPI: 298.3117
• 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

+441.7% since first listed

3 events — show timeline

• 2026-05-29 Listed $65,000 Dayton MLS
• 2000-02-08 Sold (Public Records) $7,000 Public Records
• 1994-08-09 Sold (Public Records) $12,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $357 · +0.5% YoY. Source: county tax records.