4271 Pleasant Hill Rd · Waverly, OH 45690

$69,900

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 62 Days on market

Built 2010 0.59 ac lot $60/sqft · 65% below area ↓ 44% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

Key facts

• 0.59 acre lot
• Built 2010
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.9% in Waverly — 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 75/100 on livability (#257 in OH, #4,097 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, employment D+.
• Waverly City (town): math 32% / reading 44% proficiency, ranked #548 of 656 in OH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 45 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pike County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $199,053
• List price: $69,900
• Delta: -64.88%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $5,906
• Equity at exit: $10,422

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $27,468
• Equity at exit: $6,044

Cash invested: $19,572 (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 45690

• Active inventory: 76
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $270

Break-even live

Break-even rent $679

Max offer price $69,900

Occupancy floor 69%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 62 DOM
2. 2026-06-17
   days on market $69,900 Active 61 DOM
3. 2026-06-16
   days on market $69,900 Active 60 DOM
4. 2026-06-15
   days on market $69,900 Active 59 DOM
5. 2026-06-13
   days on market $69,900 Active 57 DOM
6. 2026-06-12
   days on market $69,900 Active 56 DOM
7. 2026-06-09
   days on market $69,900 Active 53 DOM
8. 2026-06-08
   days on market $69,900 Active 52 DOM
9. 2026-06-08
   days on market $69,900 Active 51 DOM
10. 2026-06-07
    days on market $69,900 Active 50 DOM
11. 2026-06-04
    days on market $69,900 Active 47 DOM
12. 2026-06-02
    days on market $69,900 Active 46 DOM
13. 2026-06-01
    days on market $69,900 Active 45 DOM
14. 2026-05-31
    days on market $69,900 Active 44 DOM
15. 2026-05-07
    price $89,900 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

16. 2026-05-04
    price $93,900 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

17. 2026-05-02
    price $98,900 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

18. 2026-04-30
    price $114,900 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

19. 2026-04-23
    price $124,900 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

20. 2026-04-23
    price $144,900 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

21. 2026-04-20
    price $154,900 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

22. 2026-04-17
    listed $159,900 Active 318-char remark

    Show marketing remark (318 chars)

    Charming single-family home situated on approximately 0.59 acres in a peaceful rural setting. This 2-bedroom, 2-bath home offers 1,174 sqft of living space and was built in 2010. Ideal for buyers seeking privacy with manageable acreage. Great opportunity for owner-occupants or investors. Property is being sold as-is.

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$99/yr (+$8/mo · 11.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $12,249
• − Mortgage interest: −$3,915
• − Property taxes: −$893
• − Insurance: −$1,147
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,033
• Taxable income: $2,300
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,686/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: Waverly City
• NCES district ID: 3904914
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $43,640
• Composite: 32.18/100
• National rank: #5784
• State rank: #548 of 656 in OH

Livability — Waverly

• Score: 75/100
• State rank: #257
• US rank: #4097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pike · 24,348 people
• Population (ZIP): 13,315
• Household income: $48,201
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 14.3

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · 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: ▼ -105.68%
• Current HPI: 159.5776
• 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

-43.8% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $89,900 CBRMLS
• 2026-05-04 Price Changed $93,900 CBRMLS
• 2026-05-02 Price Changed $98,900 CBRMLS
• 2026-04-30 Price Changed $114,900 CBRMLS
• 2026-04-23 Price Changed $124,900 CBRMLS
• 2026-04-23 Price Changed $144,900 CBRMLS
• 2026-04-20 Price Changed $154,900 CBRMLS
• 2026-04-17 Listed $159,900 CBRMLS

Property tax history

+3.5%/yr

Latest (2025): $893 · -1.6% YoY. Source: county tax records.