5048 State Route 534 · Rock Creek, OH 44085

$78,000

4 bd · 1.0 ba · 1,614 sqft · SingleFamily · 9 Days on market

Built 1820 3.00 ac lot ↓ 38% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your tools and a vision - this one is ready for a glow-up! Located just 1/2 mile North of the Hartsgrove Circle, this 1614 square foot farm house is ready to move on to its next chapter. Definitely lots of work, but a fantastic location with easy access to Route 6 and a straight shot north to I-90. Buyers are advised to do their due diligence, but this property MIGHT be zoned for commercial use! Slow down and enjoy the pace of this rural farming community. Enjoy gorgeous sunrises in the morning and lovely sunsets at night - and there's enough room on the 3 acres to add an outbuilding, garage, barn - just the right size for your move to the country. Please bring a flashlight to view -

Key facts

• 3 acres
• 3 acre lot
• Parking

Tags

• EASY ACCESS TO ROUTE 6
• ZONED FOR COMMERCIAL USE
• 3 ACRES
• OUTBUILDING GARAGE BARN

Property features AI

Finance

• HOA & community: Community features include a nearby park

Exterior

• Parking: Driveway; no garage
• Utilities: Well water; Septic tank; Sewer not available
• Home design: Two-story home; Faces west; Fixer condition
• Construction: Vinyl and wood siding; Asphalt/fiberglass roof; Year built from public records
• Exterior features: Front porch; Approximately 3-acre lot (300 x 434)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms (two on the first level, one on the second level)
• Flooring: Wood flooring in one main-level room
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: Full unfinished basement; Window treatments in living room and kitchen; Workshop
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

Location & tenants

• Location reads 69/100 on livability (#527 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Grand Valley Local (rural): math 42% / reading 55% proficiency, ranked #462 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($539 loan paydown + $8k appreciation (10.0% local appreciation)).
• Ashtabula County population projected at -22% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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

• Watch-outs: built in 1820 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,000

Questions for the listing agent

1. Built in 1820 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.61%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.6%
• Equity multiple: 4.57×
• Total profit: $77,980
• Equity at exit: $70,269

10-year hold

• IRR: 41.4%
• Equity multiple: 10.24×
• Total profit: $201,780
• Equity at exit: $151,537

Cash invested: $21,840 (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 44085

• Home prices YoY: 12.6%
• Active inventory: 16
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $557

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 55%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $78,000 Active 9 DOM
2. 2026-06-17
   days on market $78,000 Active 8 DOM
3. 2026-06-16
   days on market $78,000 Active 7 DOM
4. 2026-06-15
   days on market $78,000 Active 6 DOM
5. 2026-06-13
   days on market $78,000 Active 4 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $78,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,649
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,269
• Taxable income: $5,787
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $5,296/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: Grand Valley Local
• NCES district ID: 3904586
• Math proficiency: 42% ▼ -20.00%
• Reading proficiency: 55% ▼ -14.00%
• Median HH income: $46,264
• Composite: 41.13/100
• National rank: #3559
• State rank: #462 of 656 in OH

Livability — Rock Creek

• Score: 69/100
• State rank: #527
• US rank: #8996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ashtabula · 97,617 people
• Metro: Cleveland, OH
• Population (ZIP): 3,400
• Household income: $65,750
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 18.2

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2%
• Common ancestry: Romanian 4% Slovak 2% English 2%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.23%
• Current HPI: 341.38
• 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

-37.6% since first listed

7 events — show timeline

• 2026-06-08 Listed $78,000 MLSNOW
• 2011-02-19 Listing Removed — MLSNOW
• 2010-08-19 Listed $79,900 MLSNOW
• 2007-12-01 Listing Removed — MLSNOW
• 2007-02-07 Listed $129,900 MLSNOW
• 2007-01-06 Listing Removed — MLSNOW
• 2006-07-06 Listed $124,900 MLSNOW