20 Maple St · Glouster, OH 45732

$105,000

3 bd · 1.5 ba · 1,218 sqft · SingleFamily public records · 117 Days on market

Built 1900 7,405 sqft lot $86/sqft · 8% above area Est $97k · 8% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +3.8/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Welcome to this inviting three-bedroom, one-and-a-half-bath home offering comfortable living inside and out. The property features a spacious backyard with tiered decks, perfect for entertaining or relaxing, along with a covered front porch ideal for enjoying the outdoors. A fenced yard provides a nice space for pets, and an outbuilding offers convenient storage for lawn and gardening equipment. Inside, you'll find three generously sized bedrooms, including a main-floor primary bedroom and bath. The well-appointed kitchen includes newer appliances, and the home is heated with gas wall units for added efficiency.

Key facts

• Covered front porch
• Outbuilding
• Spacious backyard

Tags

• SPACIOUS BACKYARD
• TIERED DECKS
• COVERED FRONT PORCH
• FENCED YARD
• OUTBUILDING
• WELL-APPOINTED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#804 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Trimble Local (rural): math 25% / reading 33% proficiency, ranked #589 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $105k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.31% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $97,082
• List price: $105,000
• Delta: 8.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Spring St	0.28mi	3/2.0	1,214 (-0%)	23mo	$115,000	$95	65
29 Barbour St	0.11mi	3/1.0	1,056 (-13%)	7mo	$99,000	$94	65
4 S Town St	0.39mi	3/2.0	1,188 (-2%)	21mo	$148,000	$125	58
44 Republic Ave	0.13mi	2/1.0 (-1)	1,118 (-8%)	18mo	$89,200	$80	58
93 E Main St	0.41mi	3/1.0	1,348 (+11%)	5mo	$187,000	$139	57
64 Spring St	0.38mi	3/1.0	1,092 (-10%)	12mo	$50,000	$46	52
20934 Oakdale Rd	0.46mi	2/1.0 (-1)	1,120 (-8%)	12mo	$168,400	$150	48
10888 Walnut St	0.53mi	3/1.5	1,357 (+11%)	10mo	$223,000	$164	48
15 Broad St	0.53mi	2/1.0 (-1)	1,144 (-6%)	15mo	$50,000	$44	46
22 Cross St	0.33mi	3/1.0	1,394 (+14%)	22mo	$27,000	$19	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $9,050
• Equity at exit: $15,656

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $41,423
• Equity at exit: $9,078

Cash invested: $29,400 (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 45732

• Home prices YoY: -3.9%
• Active inventory: 23
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $409

Break-even live

Break-even rent $862

Max offer price $105,000

Occupancy floor 65%

Sensitivity live

Price	-10% $469	-5% $439	+0% $409	+5% $380	+10% $350
Rent	-10% $300	-5% $355	+0% $409	+5% $464	+10% $518
Rate	-1.0pp $462	-0.5pp $436	base $409	+0.5pp $382	+1.0pp $354

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 117 DOM
2. 2026-06-18
   days on market $105,000 Active 115 DOM
3. 2026-06-17
   days on market $105,000 Active 114 DOM
4. 2026-06-16
   days on market $105,000 Active 113 DOM
5. 2026-06-15
   days on market $105,000 Active 112 DOM
6. 2026-06-13
   days on market $105,000 Active 110 DOM
7. 2026-06-12
   days on market $105,000 Active 109 DOM
8. 2026-06-09
   days on market $105,000 Active 106 DOM
9. 2026-06-08
   days on market $105,000 Active 105 DOM
10. 2026-06-08
    days on market $105,000 Active 104 DOM
11. 2026-06-07
    days on market $105,000 Active 103 DOM
12. 2026-06-04
    days on market $105,000 Active 100 DOM
13. 2026-06-02
    days on market $105,000 Active 99 DOM
14. 2026-06-01
    days on market $105,000 Active 98 DOM
15. 2026-05-31
    days on market $105,000 Active 97 DOM
16. 2026-02-23
    listed $119,500 Active 619-char remark

    Show marketing remark (619 chars)

    Welcome to this inviting three-bedroom, one-and-a-half-bath home offering comfortable living inside and out. The property features a spacious backyard with tiered decks, perfect for entertaining or relaxing, along with a covered front porch ideal for enjoying the outdoors. A fenced yard provides a nice space for pets, and an outbuilding offers convenient storage for lawn and gardening equipment. Inside, you'll find three generously sized bedrooms, including a main-floor primary bedroom and bath. The well-appointed kitchen includes newer appliances, and the home is heated with gas wall units for added efficiency.

17. 2026-02-23
    listed $119,500 Active 619-char remark

    Show marketing remark (619 chars)

    Welcome to this inviting three-bedroom, one-and-a-half-bath home offering comfortable living inside and out. The property features a spacious backyard with tiered decks, perfect for entertaining or relaxing, along with a covered front porch ideal for enjoying the outdoors. A fenced yard provides a nice space for pets, and an outbuilding offers convenient storage for lawn and gardening equipment. Inside, you'll find three generously sized bedrooms, including a main-floor primary bedroom and bath. The well-appointed kitchen includes newer appliances, and the home is heated with gas wall units for added efficiency.

18. 2019-11-14
    soldstatus $53,000
19. 2019-11-08
    soldstatus $53,000
20. 2019-05-17
    listed $54,900
21. 2019-01-22
    listed $59,900
22. 1998-02-26
    soldstatus $11,595

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$301/yr (+$25/mo · 29.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,557
• − Mortgage interest: −$5,882
• − Property taxes: −$1,035
• − Insurance: −$525
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,055
• Taxable income: $3,411
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $4,093/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: Trimble Local
• NCES district ID: 3904592
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $34,745
• Composite: 23.89/100
• National rank: #7795
• State rank: #589 of 656 in OH

Livability — Glouster

• Score: 64/100
• State rank: #804
• US rank: #14789

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: Glouster, OH
• County: Athens · 60,466 people
• Population (ZIP): 4,287
• Household income: $57,034
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 5.2

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Iranian 2% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.80%
• Current HPI: 239.26
• 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

+930.6% since first listed

7 events — show timeline

• 2026-02-23 Listed $119,500 ACBOR
• 2026-02-23 Listed $119,500 CBRMLS
• 2019-11-14 Sold (Public Records) $53,000 Public Records
• 2019-11-08 Sold (MLS) $53,000 ACBOR
• 2019-05-17 Listed $54,900 ACBOR
• 2019-01-22 Listed $59,900 SVAR
• 1998-02-26 Sold (Public Records) $11,595 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,035 · +1.2% YoY. Source: county tax records.