5219 N St NE

Sandyville, OH 44643

$24,900A-

2 bd · 1.0 ba · 924 sqft · Built 1990 · SingleFamily · Pending · 274 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $950/mo
• Mortgage (P&I): −$131
• Tax + insurance: −$42
• HOA: −$0
• Vac / Maint / Mgmt: −$200
• Net cashflow: $578/mo
• Annual: $6,942/yr
• Cap rate: 34.17%
• Cash-on-cash: 99.57%
• DSCR: 5.43
• 1% rule: 3.82%
• Cash to close: $6,972

Investor read

• This is a 2-bed/1.0-bath single-family listed at $25k. Condition is rated good.
• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $25k).
• It's been on market 274 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($172 loan paydown + $2k appreciation (10.0% local appreciation)).
• Location reads 55/100 on livability (#1,137 in OH) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Sandy Valley Local (rural): math 56% / reading 63% proficiency, ranked #296 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sandy Valley Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 544 students, 45% FRL); Sandy Valley Middle School (math 55% / reading 62%, grade B, #287 of 654 statewide, top 45%, 300 students, 0% FRL); Sandy Valley High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 420 students, 71% FRL).
• Market conditions: 30 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.