17479 St Rt 247 · Seaman, OH 45679

$150,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 43 Days on market

Built 1900 0.33 ac lot Est $146k · at est.

---

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 +11.3/30.0
• ARV discount +6.2/15.0
• Appreciation +5.3/10.0
• Schools +4.1/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Investor Alert! Opportunity knocks in Seaman, OH with this multi-parcel property just off St. Rt. 32 with public utilities. Three parcels totaling 0.792 acres include a single-family home with major fixer-upper potential, a second parcel with a mobile home, and a third vacant lot. Previously used as rentals, these properties offer strong potential for a value-add project, rental portfolio, or future flip. All parcels to be sold together. Utilities currently off but available. Selling AS-IS! Seller will make no repairs. Bring your vision and explore the possibilities!

Key facts

• Rental income
• 0.33 acre lot
• Built 1900

Tags

• ACCESS TO PUBLIC UTILITIES
• MOBILE HOME ON SEPARATE PARCEL
• ADDITIONAL VACANT LOT
• VALUE-ADD OPPORTUNITY
• RENTAL INCOME
• REDEVELOPMENT PROJECT

Property features AI

Finance

• Other: Lot approximately 0.33 acres (.5 to .9 acres described elsewhere)
• HOA & community: No HOA

Exterior

• Parking: Attached carport; Driveway parking and on-street parking available
• Utilities: Public water; Public sewer; City street access
• Home design: Traditional single-family home; Two levels; Block foundation
• Construction: Aluminum siding; Shingle roof
• Exterior features: Aluminum windows

Interior

• Bedrooms: 3 bedrooms total; Primary bedroom on level 2, about 12 x 7; Second bedroom on level 2, about 8 x 10; Third bedroom on level 1
• Bathrooms: 1 full bathroom on level 1
• Interior features: 5 total rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.3% below list).
• Recommended offer: $106k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#786 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools C-, health & safety C-, amenities F.
• Adams County Ohio Valley Local (rural): math 48% / reading 51% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $818 appreciation (0.6% local appreciation)).
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,104 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $145,692
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 E Fourth St	0.17mi	3/2.0	1,060 (+3%)	12mo	$150,000	$142	73
89 Hickory Dr	0.22mi	3/1.0	1,120 (+9%)	8mo	$199,900	$178	67
113 Columbia St	0.30mi	2/2.0 (-1)	884 (-14%)	3mo	$85,000	$96	52

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

Projected returns pro-forma

0.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.90×
• Total profit: $-4,130
• Equity at exit: $47,691

10-year hold

• IRR: 3.2%
• Equity multiple: 1.37×
• Total profit: $15,706
• Equity at exit: $60,740

Cash invested: $42,000 (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 45679

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-56

Break-even live

Break-even rent $1,132

Max offer price $140,131

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-13	+0% $-56	+5% $-98	+10% $-141
Rent	-10% $-140	-5% $-98	+0% $-56	+5% $-14	+10% $28
Rate	-1.0pp $20	-0.5pp $-18	base $-56	+0.5pp $-95	+1.0pp $-134

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $150,000 Active 43 DOM
2. 2026-06-18
   days on market $150,000 Active 41 DOM
3. 2026-06-17
   days on market $150,000 Active 40 DOM
4. 2026-06-16
   days on market $150,000 Active 39 DOM
5. 2026-06-15
   days on market $150,000 Active 38 DOM
6. 2026-06-13
   days on market $150,000 Active 36 DOM
7. 2026-06-12
   days on market $150,000 Active 35 DOM
8. 2026-06-09
   days on market $150,000 Active 32 DOM
9. 2026-06-08
   days on market $150,000 Active 31 DOM
10. 2026-06-07
    days on market $150,000 Active 30 DOM
11. 2026-06-05
    days on market $150,000 Active 28 DOM
12. 2026-06-04
    days on market $150,000 Active 26 DOM
13. 2026-06-02
    days on market $150,000 Active 25 DOM
14. 2026-06-01
    days on market $150,000 Active 24 DOM
15. 2026-05-31
    days on market $150,000 Active 23 DOM
16. 2026-05-08
    listed $150,000 Active
17. 2026-05-06
    historical 573-char remark

    Show marketing remark (573 chars)

    Investor Alert! Opportunity knocks in Seaman, OH with this multi-parcel property just off St. Rt. 32 with public utilities. Three parcels totaling 0.792 acres include a single-family home with major fixer-upper potential, a second parcel with a mobile home, and a third vacant lot. Previously used as rentals, these properties offer strong potential for a value-add project, rental portfolio, or future flip. All parcels to be sold together. Utilities currently off but available. Selling AS-IS! Seller will make no repairs. Bring your vision and explore the possibilities!

18. 2025-09-28
    price $190,000 573-char remark

    Show marketing remark (573 chars)

    Investor Alert! Opportunity knocks in Seaman, OH with this multi-parcel property just off St. Rt. 32 with public utilities. Three parcels totaling 0.792 acres include a single-family home with major fixer-upper potential, a second parcel with a mobile home, and a third vacant lot. Previously used as rentals, these properties offer strong potential for a value-add project, rental portfolio, or future flip. All parcels to be sold together. Utilities currently off but available. Selling AS-IS! Seller will make no repairs. Bring your vision and explore the possibilities!

19. 2025-08-08
    listed $229,900 Active 573-char remark

    Show marketing remark (573 chars)

    Investor Alert! Opportunity knocks in Seaman, OH with this multi-parcel property just off St. Rt. 32 with public utilities. Three parcels totaling 0.792 acres include a single-family home with major fixer-upper potential, a second parcel with a mobile home, and a third vacant lot. Previously used as rentals, these properties offer strong potential for a value-add project, rental portfolio, or future flip. All parcels to be sold together. Utilities currently off but available. Selling AS-IS! Seller will make no repairs. Bring your vision and explore the possibilities!

20. 2023-12-14
    historical 384-char remark

    Show marketing remark (384 chars)

    This home is currently a rental property, selling two parcels along with this home. one parcel has older mobile home, currently vacant. Property starts on corner lot close to St Rt 32. Total of 0.792 ac., All parcels to be sold together. House is generating income as rental. Fixer uppers!!! Vacant lot, parcel #is 050-41-10--010.000. lot with mobile home is parcel 050-41-10-008.000

21. 2023-06-14
    listed $125,000 Active 384-char remark

    Show marketing remark (384 chars)

    This home is currently a rental property, selling two parcels along with this home. one parcel has older mobile home, currently vacant. Property starts on corner lot close to St Rt 32. Total of 0.792 ac., All parcels to be sold together. House is generating income as rental. Fixer uppers!!! Vacant lot, parcel #is 050-41-10--010.000. lot with mobile home is parcel 050-41-10-008.000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$900/yr (+$75/mo · 166.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,732
• − Mortgage interest: −$8,402
• − Property taxes: −$540
• − Insurance: −$750
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$4,364
• Taxable loss: −$3,360
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $136/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: Adams County Ohio Valley Local
• NCES district ID: 3906190
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $35,314
• Composite: 40.96/100
• National rank: #3603
• State rank: #463 of 656 in OH

Livability — Seaman

• Score: 64/100
• State rank: #786
• US rank: #14281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seaman, OH
• County: Adams · 32,832 people
• Population (ZIP): 2,701
• Household income: $46,792
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 24.0

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 1%

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: ▲ 0.55%
• Current HPI: 202.3786
• 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

+20.0% since first listed

6 events — show timeline

• 2026-05-08 Listed $150,000 Cincy MLS
• 2026-05-06 Listing Removed — Cincy MLS
• 2025-09-28 Price Changed $190,000 Cincy MLS
• 2025-08-08 Listed $229,900 Cincy MLS
• 2023-12-14 Listing Removed — Cincy MLS
• 2023-06-14 Listed $125,000 Cincy MLS

Property tax history

+4.0%/yr

Latest (2025): $540 · +17.6% YoY. Source: county tax records.