400 E Seventh St · Manchester, OH 45144

$99,900

4 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 76 Days on market

Built 1901 6,098 sqft lot Est $115k · 13% 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 +17.7/30.0
• ARV discount +13.6/15.0
• DSCR +5.5/10.0
• Appreciation +5.5/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity is knocking with this versatile 3-bedroom home featuring a separate in-law suite or apartmentperfect for extended family or generating extra income. While the property is in need of an overall rehab, it offers incredible potential for the savvy investor or buyer ready to bring their vision to life. With two living spaces, this truly is like getting two homes for the price of one. Whether you're looking to create a profitable rental, a multi-generational living setup, or a first-time home with added income potential, this property is full of possibilities. Bring your imagination and transform this space into exactly what suits your needs!

Key facts

• In-law suite
• Two living spaces
• Separate apartment

Tags

• IN-LAW SUITE
• SEPARATE APARTMENT
• TWO LIVING SPACES
• MULTI-GENERATIONAL LIVING

Property features AI

Finance

• Other: Zoning listed as unzoned
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Traditional style single-family home; Two levels; Accessory dwelling unit (ADU) present
• Construction: Vinyl siding; Stone foundation; Shingle roof
• Exterior features: Wood windows

Interior

• Kitchen: Kitchen approximately 13 x 17
• Bedrooms: Three bedrooms total; Primary bedroom 13 x 18 (located on level 2); Bedroom 2 11 x 11 (located on level 2); Bedroom 3 11 x 15 (located on level 2)
• Bathrooms: One full bathroom on level 1 (primary bathroom listed as other)
• Interior features: Fireplace in the living room; Crawl basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $81 ($974/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (8.7% below list).
• Recommended offer: $91k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#957 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools C-, health & safety C-, amenities F.
• Manchester Local (rural): math 38% / reading 55% proficiency, ranked #497 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; lower-income renter base — watch delinquency; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $963 appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,237 (8.7% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $115,452
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 E Eighth St	0.20mi	3/1.0 (-1)	1,160 (+8%)	14mo	$121,500	$105	60
704 Broadway St	0.41mi	3/1.0 (-1)	1,176 (+10%)	1mo	$25,000	$21	58
732 Easy St	0.47mi	3/2.0 (-1)	1,184 (+11%)	3mo	$127,500	$108	49
304 W Eighth St	0.38mi	3/2.0 (-1)	1,164 (+9%)	20mo	$140,000	$120	42

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

Projected returns pro-forma

0.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.24×
• Total profit: $6,844
• Equity at exit: $33,917

10-year hold

• IRR: 9.2%
• Equity multiple: 2.11×
• Total profit: $31,088
• Equity at exit: $44,928

Cash invested: $27,972 (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 45144

• Home prices YoY: 0.5%
• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $81

Break-even live

Break-even rent $810

Max offer price $99,900

Occupancy floor 86%

Sensitivity live

Price	-10% $138	-5% $109	+0% $81	+5% $53	+10% $25
Rent	-10% $9	-5% $45	+0% $81	+5% $117	+10% $153
Rate	-1.0pp $131	-0.5pp $107	base $81	+0.5pp $55	+1.0pp $29

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 76 DOM
2. 2026-06-17
   days on market $99,900 Active 75 DOM
3. 2026-06-16
   days on market $99,900 Active 74 DOM
4. 2026-06-15
   days on market $99,900 Active 73 DOM
5. 2026-06-14
   days on market $99,900 Active 71 DOM
6. 2026-06-10
   days on market $99,900 Active 68 DOM
7. 2026-06-09
   days on market $99,900 Active 67 DOM
8. 2026-06-08
   days on market $99,900 Active 66 DOM
9. 2026-06-07
   days on market $99,900 Active 65 DOM
10. 2026-06-03
    days on market $99,900 Active 61 DOM
11. 2026-06-02
    days on market $99,900 Active 60 DOM
12. 2026-06-01
    days on market $99,900 Active 59 DOM
13. 2026-05-31
    days on market $99,900 Active 58 DOM
14. 2026-05-31
    days on market $99,900 Active 57 DOM
15. 2026-04-03
    listed $99,900 Active
16. 2020-12-03
    historical
17. 2020-09-02
    price $45,000
18. 2020-06-03
    listed $49,900 Active

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$335/yr (+$28/mo · 37.6%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,948
• − Mortgage interest: −$5,596
• − Property taxes: −$889
• − Insurance: −$500
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$2,906
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,141/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: Manchester Local
• NCES district ID: 3900537
• Math proficiency: 38% ▼ -20.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $33,374
• Composite: 38.23/100
• National rank: #4246
• State rank: #497 of 656 in OH

Livability — Manchester

• Score: 61/100
• State rank: #957
• US rank: #18445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, OH
• County: Adams · 32,832 people
• Population (ZIP): 4,256
• Household income: $43,896
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 9.5

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 2%

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: ▲ 0.96%
• Current HPI: 189.9563
• 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

+100.2% since first listed

4 events — show timeline

• 2026-04-03 Listed $99,900 Cincy MLS
• 2020-12-03 Listing Removed — Cincy MLS
• 2020-09-02 Price Changed $45,000 Cincy MLS
• 2020-06-03 Listed $49,900 Cincy MLS

Property tax history

+5.4%/yr

Latest (2025): $889 · +19.9% YoY. Source: county tax records.