1706 Jackson St · Portsmouth, OH 45662

$34,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 57 Days on market

Built 1925 3,200 sqft lot $26/sqft · 42% below area Est $61k · 42% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own property close to Shawnee State University! Walking distance to Shawnee State's upcoming football stadium. Home needs a lot of work. Would make a great rental for college students arriving in the fall semester. Home needs a new furnace installed.

Key facts

• 3,200 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#327 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Portsmouth City (town): math 23% / reading 31% proficiency, ranked #601 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8 units permitted in Scioto County in 2024 (0 in 5+ unit buildings).
• At $1,627/mo this rent would consume 52% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Scioto County population projected at -24% 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.66% ✓
• Cap rate: 40.96%
• Cash-on-cash: 123.83%
• DSCR: 6.51
• GRM: 1.8

CMA / ARV

• ARV (median comp): $60,651
• List price: $34,900
• Delta: -42.46%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 3rd St	0.12mi	2/1.5 (-1)	1,380 (+3%)	22mo	$72,175	$52	65
1830 Vinton Ave	0.67mi	2/1.0 (-1)	1,400 (+4%)	3mo	$119,500	$85	54

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: —
• Equity multiple: 7.00×
• Total profit: $58,614
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 14.70×
• Total profit: $133,925
• Equity at exit: $3,018

Cash invested: $9,772 (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 45662

• Active inventory: 16
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1,008

Break-even live

Break-even rent $350

Max offer price $34,900

Occupancy floor 33%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1921 18th St Portsmouth, OH	3.0	2.0	1696	$1,650	$0.97	19d	1	1.02mi
1920 Hutchins St Unit NA Portsmouth, OH	4.0	2.0	1728	$2,200	$1.27	23d	1	1.09mi
1540 Linden Ave Portsmouth, OH	3.0	2.0	1500	$1,100	$0.73	14d	1	1.10mi

Listing history 17 events

1. 2026-06-18
   days on market $34,900 Active 57 DOM
2. 2026-06-17
   days on market $34,900 Active 56 DOM
3. 2026-06-16
   days on market $34,900 Active 55 DOM
4. 2026-06-15
   days on market $34,900 Active 54 DOM
5. 2026-06-13
   days on market $34,900 Active 52 DOM
6. 2026-06-12
   days on market $34,900 Active 51 DOM
7. 2026-06-09
   pricedays on market $34,900 Active 48 DOM
8. 2026-06-08
   days on market $39,900 Active 47 DOM
9. 2026-06-08
   days on market $39,900 Active 46 DOM
10. 2026-06-05
    days on market $39,900 Active 44 DOM
11. 2026-06-04
    days on market $39,900 Active 42 DOM
12. 2026-06-02
    days on market $39,900 Active 41 DOM
13. 2026-06-01
    days on market $39,900 Active 40 DOM
14. 2026-05-31
    days on market $39,900 Active 39 DOM
15. 2026-04-22
    listed $39,900 Active 272-char remark

    Show marketing remark (272 chars)

    Great opportunity to own property close to Shawnee State University! Walking distance to Shawnee State's upcoming football stadium. Home needs a lot of work. Would make a great rental for college students arriving in the fall semester. Home needs a new furnace installed.

16. 2026-04-22
    listed $39,900 Active 272-char remark

    Show marketing remark (272 chars)

    Great opportunity to own property close to Shawnee State University! Walking distance to Shawnee State's upcoming football stadium. Home needs a lot of work. Would make a great rental for college students arriving in the fall semester. Home needs a new furnace installed.

17. 2011-06-17
    soldstatus $32,000

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $19,521
• − Mortgage interest: −$1,955
• − Property taxes: −$950
• − Insurance: −$174
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$1,015
• Taxable income: $12,302
• Est. tax owed @ 24.0%: −$2,953
• After-tax cash flow: $9,148/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: Portsmouth City
• NCES district ID: 3910027
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 31% ▼ -21.00%
• Median HH income: $27,311
• Composite: 21.52/100
• National rank: #8319
• State rank: #601 of 656 in OH

Livability — Portsmouth

• Score: 73/100
• State rank: #327
• US rank: #5379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, OH
• County: Scioto · 71,806 people
• Population (ZIP): 26,972
• Household income: $37,345
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 11.3

Population outlook (Scioto County) Hauer SSP2

• Today (2025): 71,121 people
• By 2030: 67,817 · -4.6%
• By 2040: 61,021 · -14.2%
• By 2050: 54,016 · -24.1%
• By 2075: 38,532 · -45.8%
• By 2100: 25,734 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Scioto

• 2024 margin: Solid R (+48.0) · D 25.7% · R 73.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -6.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+42.2 2016: R+36.8 2012: R+2.0 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.06%
• Current HPI: 141.5176
• 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

+24.7% since first listed

3 events — show timeline

• 2026-04-22 Listed $39,900 AABOR
• 2026-04-22 Listed $39,900 HBRMLS
• 2011-06-17 Sold (Public Records) $32,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $950 · -3.6% YoY. Source: county tax records.