4739 Church St · St. Martin, OH 45142

$115,000

2 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 5 Days on market

$95/sqft · 34% below area Est $174k · 34% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision and make this historic home and location your own! Located in close proximity to the beautiful Chatfield College campus this home offers great possibilities as your residence or as an investment property. Home has a fenced back yard and a detached one car garage. Enjoy peaceful country charm but yet only minutes away from Fayetteville and Mt. Orab for dining shopping and entertainment. Please note, FHA/VA/USDA financing unavailable due to necessary renovations. Please bring cash, private equity, or renovation financing.

Key facts

• Garage
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $50 ($597/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 $98k (14.4% below list).
• Recommended offer: $98k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Fayetteville-Perry Local (rural): math 56% / reading 62% proficiency, ranked #293 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 147 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Brown County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $115k implies a 475% gain — meaningful room to come down on a strong offer.

Recommended offer $98,398 (14.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $174,428
• List price: $115,000
• Delta: -34.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $65,775
• Equity at exit: $103,601

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $191,151
• Equity at exit: $223,420

Cash invested: $32,200 (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 45142

• Home prices YoY: 4.8%
• Active inventory: 5
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $50

Break-even live

Break-even rent $921

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $115,000 Active 5 DOM
2. 2026-06-17
   days on market $115,000 Active 4 DOM
3. 2026-06-16
   days on market $115,000 Active 3 DOM
4. 2026-06-15
   days on market $115,000 Active 2 DOM
5. 2026-06-14
   days on marketlisting id $115,000 Active 1 DOM
6. 2026-06-05
   days on market $115,000 Active 88 DOM
7. 2026-06-04
   days on market $115,000 Active 86 DOM
8. 2026-06-02
   days on market $115,000 Active 85 DOM
9. 2026-06-01
   days on market $115,000 Active 84 DOM
10. 2026-05-31
    days on market $115,000 Active 83 DOM
11. 2026-04-13
    price $115,000 543-char remark

    Show marketing remark (543 chars)

    Bring your vision and make this historic home and location your own! Located in close proximity to the beautiful Chatfield College campus this home offers great possibilities as your residence or as an investment property. Home has a fenced back yard and a detached one car garage. Enjoy peaceful country charm but yet only minutes away from Fayetteville and Mt. Orab for dining shopping and entertainment. Please note, FHA/VA/USDA financing unavailable due to necessary renovations. Please bring cash, private equity, or renovation financing.

12. 2026-03-06
    listed $120,000 Active 543-char remark

    Show marketing remark (543 chars)

    Bring your vision and make this historic home and location your own! Located in close proximity to the beautiful Chatfield College campus this home offers great possibilities as your residence or as an investment property. Home has a fenced back yard and a detached one car garage. Enjoy peaceful country charm but yet only minutes away from Fayetteville and Mt. Orab for dining shopping and entertainment. Please note, FHA/VA/USDA financing unavailable due to necessary renovations. Please bring cash, private equity, or renovation financing.

13. 2014-12-01
    soldstatus $20,000
14. 1990-08-01
    soldstatus $24,000

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$437/yr (+$36/mo · 47.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,808
• − Mortgage interest: −$6,442
• − Property taxes: −$919
• − Insurance: −$575
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$3,345
• Taxable loss: −$1,363
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $924/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: Fayetteville-Perry Local
• NCES district ID: 3904604
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $55,082
• Composite: 50.71/100
• National rank: #1820
• State rank: #293 of 656 in OH

Livability — St. Martin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Martin, OH
• County: Highland · 42,279 people
• Population (ZIP): 4,095
• Household income: $64,216
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 23.6

Population outlook (Brown County) Hauer SSP2

• Today (2025): 41,243 people
• By 2030: 39,382 · -4.5%
• By 2040: 35,196 · -14.7%
• By 2050: 30,743 · -25.5%
• By 2075: 21,870 · -47.0%
• By 2100: 15,069 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+61.5) · D 19.0% · R 80.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -23.3pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+57.4 2016: R+52.2 2012: R+25.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.84%
• Current HPI: 324.61
• 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

+379.2% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $115,000 Cincy MLS
• 2026-03-06 Listed $120,000 Cincy MLS
• 2014-12-01 Sold (Public Records) $20,000 Public Records
• 1990-08-01 Sold (Public Records) $24,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $919 · +0.0% YoY. Source: county tax records.