31166 Edmundson Rd · Vinton, OH 45686

$145,000

2 bd · 1.0 ba · 1,280 sqft · Other · 73 Days on market

17 ac lot ↓ 15% 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 +10.6/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks

Welcome to peaceful country living. Nestled in a quiet rural setting, this property offers the perfect blend of privacy, space, and small town charm. Finish this 1240sqft cabin up how you like. All contents stay and include most necessary fixtures to finish the interior. If you're searching for a blank canvas with endless potential, look no further. Surrounded by rolling countryside and nature views, its an ideal retreat for anyone seeking a slower pace while still being within reasonable driving distance to town amenities.

Key facts

• Quiet rural setting
• Nature views
• 17.3 acre lot

Tags

• QUIET RURAL SETTING
• NATURE VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $-72 ($-864/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (28.0% below list).
• Recommended offer: $104k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#802 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime D+.
• Meigs Local (rural): math 20% / reading 35% proficiency, ranked #594 of 656 in OH (top 90%) — 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: 23 active listings in the ZIP; 3 units permitted in Meigs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.5% local appreciation)).
• Meigs County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,411 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.81×
• Total profit: $32,942
• Equity at exit: $86,589

10-year hold

• IRR: 13.2%
• Equity multiple: 3.50×
• Total profit: $101,656
• Equity at exit: $153,230

Cash invested: $40,600 (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 45686

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-72

Break-even live

Break-even rent $1,135

Max offer price $132,285

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-31	+0% $-72	+5% $-113	+10% $-154
Rent	-10% $-154	-5% $-113	+0% $-72	+5% $-31	+10% $11
Rate	-1.0pp $1	-0.5pp $-35	base $-72	+0.5pp $-110	+1.0pp $-148

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-02-27
   status Pending
2. 2026-02-19
   price $145,000
3. 2025-12-12
   listed $150,000 Active
4. 2025-09-26
   price $147,500
5. 2025-07-08
   listed $149,900 Active
6. 2025-06-11
   price $149,000
7. 2025-02-08
   price $151,000
8. 2025-01-03
   status Active
9. 2025-01-01
   historical
10. 2024-11-29
    price $152,500
11. 2024-11-09
    price $152,500
12. 2024-09-10
    price $160,000
13. 2024-09-07
    price $160,000
14. 2024-08-14
    listed $165,000 Active
15. 2024-07-11
    price $165,000
16. 2024-05-16
    listed $170,000 Active

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$675/yr (+$56/mo · 74.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,529
• − Mortgage interest: −$8,122
• − Property taxes: −$912
• − Insurance: −$725
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$4,218
• Taxable loss: −$3,453
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $-35/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: Meigs Local
• NCES district ID: 3904852
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $34,110
• Composite: 22.56/100
• National rank: #8079
• State rank: #594 of 656 in OH

Livability — Vinton

• Score: 64/100
• State rank: #802
• US rank: #14704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gallia · 29,277 people
• Population (ZIP): 3,556
• Household income: $53,212
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 14.4

Population outlook (Meigs County) Hauer SSP2

• Today (2025): 21,933 people
• By 2030: 20,975 · -4.4%
• By 2040: 18,650 · -15.0%
• By 2050: 16,243 · -25.9%
• By 2075: 10,860 · -50.5%
• By 2100: 6,510 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Polish 8% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 6%

Political lean MEDSL · Meigs

• 2024 margin: Solid R (+57.0) · D 21.2% · R 78.1%
• 2008→2024 swing: -38.4pp toward R · 2008: -18.6pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.2 2016: R+50.1 2012: R+18.8 2008: R+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.50%
• Current HPI: 238.0349
• 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

-14.7% since first listed

16 events — show timeline

• 2026-02-27 Pending — CBRMLS
• 2026-02-19 Price Changed $145,000 CBRMLS
• 2025-12-12 Listed $150,000 CBRMLS
• 2025-09-26 Price Changed $147,500 ACBOR
• 2025-07-08 Listed $149,900 ACBOR
• 2025-06-11 Price Changed $149,000 ACBOR
• 2025-02-08 Price Changed $151,000 ACBOR
• 2025-01-03 Relisted — ACBOR
• 2025-01-01 Listing Removed — CBRMLS
• 2024-11-29 Price Changed $152,500 CBRMLS
• 2024-11-09 Price Changed $152,500 ACBOR
• 2024-09-10 Price Changed $160,000 CBRMLS
• 2024-09-07 Price Changed $160,000 ACBOR
• 2024-08-14 Listed $165,000 CBRMLS
• 2024-07-11 Price Changed $165,000 ACBOR
• 2024-05-16 Listed $170,000 ACBOR

Property tax history

+33.5%/yr

Latest (2025): $912 · +197.0% YoY. Source: county tax records.