3890 Auerville Rd · Bainbridge, OH 45612

$219,000

4 bd · 2.0 ba · 2,970 sqft · SingleFamily public records · 25 Days on market

Built 2005 1.86 ac lot $74/sqft · 53% below area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Appreciation +5.7/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Calling all investors and buyers with vision! This 3-bed, 2- bath, 2,500 sq ft home on nearly 2 acres of wooded land in Bainbridge is full of potential. Three finished levels including a unique third-floor bonus space, knotty pine hardwood floors throughout, two detached garages, and a wraparound porch set on a private, wooded lot. Central AC (4 yrs), hot water heater (1 yr), replacement windows and roof (2013). Property is being sold as-is. Ideal for buyers looking to add sweat equity and make this home their own. Paint Valley Schools. Minutes from Pike Lake State Park.

Key facts

• Central ac
• Hot water heater
• Detached garages

Tags

• WRAPAROUND PORCH
• PRIVATE WOODED SETTING
• DETACHED GARAGES
• CENTRAL AC
• HOT WATER HEATER
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (40.0% below list).
• Recommended offer: $131k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.1% in Bainbridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#546 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Western Local (rural): math 29% / reading 40% proficiency, ranked #567 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 45 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $3k appreciation (1.3% local appreciation)).
• Pike County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $131,372 (40.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.60% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 13.9

CMA / ARV

• ARV (median comp): $462,188
• List price: $219,000
• Delta: -52.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.68×
• Total profit: $-19,771
• Equity at exit: $78,257

10-year hold

• IRR: -0.9%
• Equity multiple: 0.89×
• Total profit: $-6,985
• Equity at exit: $106,754

Cash invested: $61,320 (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 45612

• Home prices YoY: 0.6%
• Active inventory: 23
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-426

Break-even live

Break-even rent $1,853

Max offer price $143,723

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-02
   days on market $219,000 Active 25 DOM
2. 2026-06-01
   status $219,000 Active 24 DOM
3. 2026-05-11
   status Pending 582-char remark

   Show marketing remark (582 chars)

   Calling all investors and buyers with vision! This 3-bed, 2- bath, 2,500 sq ft home on nearly 2 acres of wooded land in Bainbridge is full of potential. Three finished levels including a unique third-floor bonus space, knotty pine hardwood floors throughout, two detached garages, and a wraparound porch set on a private, wooded lot. Central AC (4 yrs), hot water heater (1 yr), replacement windows and roof (2013). Property is being sold as-is. Ideal for buyers looking to add sweat equity and make this home their own. Paint Valley Schools. Minutes from Pike Lake State Park.

4. 2026-04-28
   price $219,000 582-char remark

   Show marketing remark (582 chars)

   Calling all investors and buyers with vision! This 3-bed, 2- bath, 2,500 sq ft home on nearly 2 acres of wooded land in Bainbridge is full of potential. Three finished levels including a unique third-floor bonus space, knotty pine hardwood floors throughout, two detached garages, and a wraparound porch set on a private, wooded lot. Central AC (4 yrs), hot water heater (1 yr), replacement windows and roof (2013). Property is being sold as-is. Ideal for buyers looking to add sweat equity and make this home their own. Paint Valley Schools. Minutes from Pike Lake State Park.

5. 2026-04-17
   listed $240,000 Active 582-char remark

   Show marketing remark (582 chars)

   Calling all investors and buyers with vision! This 3-bed, 2- bath, 2,500 sq ft home on nearly 2 acres of wooded land in Bainbridge is full of potential. Three finished levels including a unique third-floor bonus space, knotty pine hardwood floors throughout, two detached garages, and a wraparound porch set on a private, wooded lot. Central AC (4 yrs), hot water heater (1 yr), replacement windows and roof (2013). Property is being sold as-is. Ideal for buyers looking to add sweat equity and make this home their own. Paint Valley Schools. Minutes from Pike Lake State Park.

6. 2020-01-15
   soldstatus $160,000
7. 2020-01-10
   soldstatus $160,000 Sold 358-char remark

   Show marketing remark (358 chars)

   Tucked away on a hill is this rustic 3, poss 4 bedrm home, lg kit, custom cabintry, island, pantry, walks out to covered porch. Home has all knotty pine floors. Att 1 car gar, detach 26x26 gar & 12x26 workshop. This would be a great get-away or perman home. Surrounded by Pike State Forest, mi of riding trails & close to Paint Creek Lake, Rocky Fork

8. 2019-11-12
   historical Contingency Pending 358-char remark

   Show marketing remark (358 chars)

   Tucked away on a hill is this rustic 3, poss 4 bedrm home, lg kit, custom cabintry, island, pantry, walks out to covered porch. Home has all knotty pine floors. Att 1 car gar, detach 26x26 gar & 12x26 workshop. This would be a great get-away or perman home. Surrounded by Pike State Forest, mi of riding trails & close to Paint Creek Lake, Rocky Fork

9. 2019-10-18
   price $165,900 358-char remark

   Show marketing remark (358 chars)

   Tucked away on a hill is this rustic 3, poss 4 bedrm home, lg kit, custom cabintry, island, pantry, walks out to covered porch. Home has all knotty pine floors. Att 1 car gar, detach 26x26 gar & 12x26 workshop. This would be a great get-away or perman home. Surrounded by Pike State Forest, mi of riding trails & close to Paint Creek Lake, Rocky Fork

10. 2019-10-16
    price $165,500 358-char remark

    Show marketing remark (358 chars)

    Tucked away on a hill is this rustic 3, poss 4 bedrm home, lg kit, custom cabintry, island, pantry, walks out to covered porch. Home has all knotty pine floors. Att 1 car gar, detach 26x26 gar & 12x26 workshop. This would be a great get-away or perman home. Surrounded by Pike State Forest, mi of riding trails & close to Paint Creek Lake, Rocky Fork

11. 2019-07-13
    price $169,500 358-char remark

    Show marketing remark (358 chars)

    Tucked away on a hill is this rustic 3, poss 4 bedrm home, lg kit, custom cabintry, island, pantry, walks out to covered porch. Home has all knotty pine floors. Att 1 car gar, detach 26x26 gar & 12x26 workshop. This would be a great get-away or perman home. Surrounded by Pike State Forest, mi of riding trails & close to Paint Creek Lake, Rocky Fork

12. 2019-06-06
    price $179,500 358-char remark

    Show marketing remark (358 chars)

    Tucked away on a hill is this rustic 3, poss 4 bedrm home, lg kit, custom cabintry, island, pantry, walks out to covered porch. Home has all knotty pine floors. Att 1 car gar, detach 26x26 gar & 12x26 workshop. This would be a great get-away or perman home. Surrounded by Pike State Forest, mi of riding trails & close to Paint Creek Lake, Rocky Fork

13. 2019-04-22
    listed $189,900 Active 358-char remark

    Show marketing remark (358 chars)

    Tucked away on a hill is this rustic 3, poss 4 bedrm home, lg kit, custom cabintry, island, pantry, walks out to covered porch. Home has all knotty pine floors. Att 1 car gar, detach 26x26 gar & 12x26 workshop. This would be a great get-away or perman home. Surrounded by Pike State Forest, mi of riding trails & close to Paint Creek Lake, Rocky Fork

ⓘ 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: $2,691 · $224/mo
• Projected year-2 tax: $3,054 · $254/mo
• Expected delta: +$363/yr (+$30/mo · 13.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,765
• − Mortgage interest: −$12,267
• − Property taxes: −$2,691
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$6,371
• Taxable loss: −$9,182
• Est. tax savings @ 24.0%: +$2,204
• After-tax cash flow: $-2,910/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: Western Local
• NCES district ID: 3904915
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $36,144
• Composite: 28.57/100
• National rank: #6724
• State rank: #567 of 656 in OH

Livability — Bainbridge

• Score: 68/100
• State rank: #546
• US rank: #9170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ross · 75,517 people
• Population (ZIP): 4,626
• Household income: $50,500
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1.4

Population outlook (Pike County) Hauer SSP2

• Today (2025): 26,762 people
• By 2030: 25,744 · -3.8%
• By 2040: 23,509 · -12.2%
• By 2050: 21,090 · -21.2%
• By 2075: 15,765 · -41.1%
• By 2100: 11,361 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5%
• Common ancestry: Serbian 4% Portuguese 4% Scottish 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Other Indo-European 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.5%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.0pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.7 2016: R+36.7 2012: R+0.4 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 226.3206
• 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

+15.3% since first listed

11 events — show timeline

• 2026-05-11 Pending — CBRMLS
• 2026-04-28 Price Changed $219,000 CBRMLS
• 2026-04-17 Listed $240,000 CBRMLS
• 2020-01-15 Sold (Public Records) $160,000 Public Records
• 2020-01-10 Sold (MLS) $160,000 Cincy MLS
• 2019-11-12 Contingent — Cincy MLS
• 2019-10-18 Price Changed $165,900 Cincy MLS
• 2019-10-16 Price Changed $165,500 Cincy MLS
• 2019-07-13 Price Changed $169,500 Cincy MLS
• 2019-06-06 Price Changed $179,500 Cincy MLS
• 2019-04-22 Listed $189,900 Cincy MLS

Property tax history

+3.4%/yr

Latest (2025): $2,691 · -0.2% YoY. Source: county tax records.