119 Remy St · Coal Grove, OH 45638

$129,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 2 Days on market

Built 1999 0.43 ac lot ↓ 28% since listing

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property offers a country setting just outside of town, just minutes from US 52. The home has a a large wrap around deck, plenty of parking, 2 storage sheds, and a large yard for gatherings or a garden space. MOVE IN READY!!!

Key facts

• Large yard
• Wrap around deck
• Storage sheds

Tags

• WRAP AROUND DECK
• STORAGE SHEDS
• LARGE YARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-story residential property; Other property subtype
• Construction: Vinyl siding; Metal roof; Built on crawl space
• Exterior features: Deck; Porch; Level to sloped lot

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Range, Oven, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $7 ($88/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 $112k (14.1% below list).
• Recommended offer: $112k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#638 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Dawson-Bryant Local (suburban): math 44% / reading 50% proficiency, ranked #485 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dawson-Bryant Elementary School (math 58% / reading 56%, grade C+, #729 of 1,584 statewide, top 48%, 576 students, 0% FRL); Dawson-Bryant Middle School (math 37% / reading 45%, grade F, #505 of 654 statewide, top 78%, 262 students, 0% FRL); Dawson-Bryant High School (math 27% / reading 52%, grade F, #528 of 781 statewide, top 71%, 311 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 86 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,521 (14.1% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-20,579
• Equity at exit: $19,369

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-17,308
• Equity at exit: $11,231

Cash invested: $36,372 (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 45638

• Home prices YoY: -19.6%
• Active inventory: 86
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $7

Break-even live

Break-even rent $1,106

Max offer price $129,900

Occupancy floor 94%

Sensitivity live

Price	-10% $81	-5% $44	+0% $7	+5% $-29	+10% $-66
Rent	-10% $-81	-5% $-37	+0% $7	+5% $51	+10% $95
Rate	-1.0pp $73	-0.5pp $40	base $7	+0.5pp $-26	+1.0pp $-61

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $129,900 Active 2 DOM
2. 2026-06-21
   listing id $129,900 Active 1 DOM
3. 2026-06-18
   remarks 231-char remark
4. 2026-06-18
   listed $129,900 Active 1 DOM

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$582/yr (+$49/mo · 67.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,383
• − Mortgage interest: −$7,276
• − Property taxes: −$862
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,779
• Taxable loss: −$2,123
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $598/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: Dawson-Bryant Local
• NCES district ID: 3904792
• Math proficiency: 44% ▼ -31.00%
• Reading proficiency: 50% ▼ -19.00%
• Median HH income: $45,537
• Composite: 39.85/100
• National rank: #3870
• State rank: #485 of 656 in OH

Livability — Coal Grove

• Score: 66/100
• State rank: #638
• US rank: #11274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal Grove, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

-27.8% since first listed

3 events — show timeline

• 2026-06-17 Listed $129,900 HBRMLS
• 2025-09-11 Price Changed $165,900 AABOR
• 2025-07-18 Listed $179,900 AABOR

Property tax history

+6.0%/yr

Latest (2025): $862 · +106.8% YoY. Source: county tax records.