5085 State Route 590 · Rocky Ridge, OH 43449

$120,000

3 bd · 1.5 ba · 2,016 sqft · SingleFamily public records · 17 Days on market

Built 1971 1.00 ac lot Est $210k · 43% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• Schools +6.6/10.0
• DSCR +5.6/10.0
• 1% rule +5.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This exceptional opportunity presents a newly installed roof in January 2024 and a two year old pool. The generously sized bedrooms within this well-constructed traditional home can easily accommodate a conversion from three to four bedrooms. Furthermore, the option exists to upgrade the main floor's half bathroom into a full bathroom. A significant renovation in 2000 encompassed updates to all aspects, including electrical and plumbing systems. Situated on a spacious one-acre lot, the property also features a sizable 48x30 outbuilding.

Key facts

• One acre lot
• Main floor half bath
• 48 x 30 pole barn

Tags

• NEW ROOF
• ONE ACRE LOT
• 48 X 30 POLE BARN
• MAIN FLOOR HALF BATH

Property features AI

Exterior

• Parking: Garage (2.5 spaces); Total parking for about 6 vehicles; Attached garage and detached garage; Driveway; Additional parking areas; Gravel parking; Concrete surfaces; On-site storage
• Utilities: Electric with circuit breakers; Propane available; No natural gas; Well water; Septic sewer (septic tank); Some utilities listed as not available
• Home design: Single-family detached house; Two stories
• Construction: Brick and vinyl siding exterior; Shingle roof; Crawl space foundation
• Exterior features: Above-ground private pool; Barn(s), outbuilding and pole barn on property; Level lot; State road frontage; Asphalt road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms (one on upper level; two additional bedrooms); Bedroom sizes include approximately 12x14 and 18x16
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom (1.5 total bathrooms)
• Heating & cooling: Propane boiler heating; Attic fan for cooling
• Interior features: Eat-in kitchen; Dual closets; Storage; Ceiling fans; Bay windows
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,040 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D+, amenities F, commute F.
• Benton Carroll Salem Local (town): math 79% / reading 76% proficiency, ranked #74 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: R C Waters Elementary School (math 82% / reading 67%, grade A, #272 of 1,584 statewide, top 19%, 374 students, 32% FRL); Oak Harbor Middle School (math 81% / reading 75%, grade A+, #61 of 654 statewide, top 10%, 326 students, 32% FRL); Oak Harbor High School (math 75% / reading 80%, grade A-, #52 of 781 statewide, top 7%, 673 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 128 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ottawa County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $209,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5085 State Route 590	0.00mi	3/1.5	2,016 (0%)	15mo	$210,000	$104	87

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-12,927
• Equity at exit: $17,892

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,726
• Equity at exit: $10,375

Cash invested: $33,600 (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 43449

• Home prices YoY: -29.3%
• Active inventory: 43
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $102

Break-even live

Break-even rent $1,114

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $169	-5% $136	+0% $102	+5% $68	+10% $34
Rent	-10% $3	-5% $52	+0% $102	+5% $151	+10% $200
Rate	-1.0pp $162	-0.5pp $132	base $102	+0.5pp $70	+1.0pp $39

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $120,000 Active 17 DOM
2. 2026-06-21
   days on market $120,000 Active 16 DOM
3. 2026-06-18
   days on market $120,000 Active 14 DOM
4. 2026-06-17
   days on market $120,000 Active 13 DOM
5. 2026-06-16
   days on market $120,000 Active 12 DOM
6. 2026-06-15
   days on market $120,000 Active 11 DOM
7. 2026-06-13
   days on market $120,000 Active 9 DOM
8. 2026-06-12
   days on market $120,000 Active 8 DOM
9. 2026-06-09
   days on market $120,000 Active 5 DOM
10. 2026-06-08
    days on market $120,000 Active 4 DOM
11. 2026-06-07
    days on market $120,000 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $120,000 Active 2 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: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,908
• − Mortgage interest: −$6,722
• − Property taxes: −$2,407
• − Insurance: −$600
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,491
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,386/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: Benton Carroll Salem Local
• NCES district ID: 3904892
• Math proficiency: 79% ▼ -6.00%
• Reading proficiency: 76% ▼ -2.00%
• Median HH income: $55,133
• Composite: 66.1/100
• National rank: #438
• State rank: #74 of 656 in OH

Livability — Rocky Ridge

• Score: 58/100
• State rank: #1040
• US rank: #20658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa · 37,113 people
• City population: 274
• Metro: Sandusky, OH
• Population (ZIP): 8,053
• Household income: $71,496
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 11.2

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 39,548 people
• By 2030: 38,297 · -3.2%
• By 2040: 35,070 · -11.3%
• By 2050: 31,956 · -19.2%
• By 2075: 27,454 · -30.6%
• By 2100: 23,596 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+25.1) · D 37.0% · R 62.1%
• 2008→2024 swing: -31.3pp toward R · 2008: 6.3pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+23.4 2016: R+19.6 2012: D+4.1 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.76%
• Current HPI: 192.8443
• 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

+41.2% since first listed

17 events — show timeline

• 2026-06-04 Listed $120,000 NORIS
• 2025-10-14 Price Changed $210,000 NORIS
• 2025-03-19 Sold (Public Records) $210,000 Public Records
• 2025-03-14 Sold (MLS) $210,000 NORIS
• 2025-02-04 Contingent — NORIS
• 2025-01-30 Price Changed $217,000 NORIS
• 2024-12-09 Price Changed $221,900 NORIS
• 2024-10-28 Price Changed $225,900 NORIS
• 2024-10-10 Relisted — NORIS
• 2024-10-03 Contingent — NORIS
• 2024-09-18 Price Changed $228,900 NORIS
• 2024-07-31 Price Changed $232,900 NORIS
• 2024-07-11 Price Changed $235,900 NORIS
• 2024-06-06 Listed $239,500 NORIS
• 2024-06-02 Coming Soon $239,500 NORIS
• 1993-06-25 Sold (Public Records) $84,000 Public Records
• 1990-06-29 Sold (Public Records) $85,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,407 · -5.0% YoY. Source: county tax records.