30 Spring St · Roseville, OH 43777

$89,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 24 Days on market

Built 1901 2,613 sqft lot $107/sqft · at area comps Est $89k · at est. ↓ 10% since listing

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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 +16.7/30.0
• ARV discount +7.1/15.0
• Appreciation +6.6/10.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy home located in the heart of Roseville offering a practical layout ideal for a small family or those looking to downsize. Features include a main-level full bath for added convenience and a partially fenced yard with usable outdoor space. Situated in a quiet small-town setting, this property offers comfortable living with everyday functionality.

Key facts

• Main-level full bath
• Usable outdoor space
• 2,613 sq ft lot

Tags

• MAIN-LEVEL FULL BATH
• PARTIALLY FENCED YARD
• USABLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; No shared/common walls; Built in 1901
• Exterior features: Stone foundation; Additional parcel: 13-20-04-07-001

Interior

• Bathrooms: 1 full bathroom
• Interior features: Basement present; Living area 840

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $57 ($681/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 $86k (4.5% below list).
• Recommended offer: $86k (4.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#816 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools D, employment D.
• Franklin Local (rural): math 49% / reading 54% proficiency, ranked #428 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.1% local appreciation)).
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,825 (4.5% below list)

Questions for the listing agent

1. Built in 1901 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $89,186
• List price: $89,900
• Delta: 0.80%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.60×
• Total profit: $15,043
• Equity at exit: $41,047

10-year hold

• IRR: 12.6%
• Equity multiple: 2.90×
• Total profit: $47,796
• Equity at exit: $63,748

Cash invested: $25,172 (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 43777

• Home prices YoY: 1.2%
• Active inventory: 20
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $57

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 88%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $89,900 Active 24 DOM
2. 2026-06-18
   days on market $89,900 Active 23 DOM
3. 2026-06-17
   days on market $89,900 Active 22 DOM
4. 2026-06-16
   days on market $89,900 Active 21 DOM
5. 2026-06-15
   days on market $89,900 Active 20 DOM
6. 2026-06-14
   days on market $89,900 Active 18 DOM
7. 2026-06-12
   days on market $89,900 Active 17 DOM
8. 2026-06-09
   days on market $89,900 Active 14 DOM
9. 2026-06-08
   days on market $89,900 Active 13 DOM
10. 2026-06-07
    days on market $89,900 Active 12 DOM
11. 2026-06-05
    days on market $89,900 Active 9 DOM
12. 2026-06-02
    days on market $89,900 Active 7 DOM
13. 2026-06-01
    days on market $89,900 Active 6 DOM
14. 2026-05-31
    days on market $89,900 Active 5 DOM
15. 2026-05-30
    days on market $89,900 Active 4 DOM
16. 2026-05-04
    price $94,500 352-char remark

    Show marketing remark (352 chars)

    Cozy home located in the heart of Roseville offering a practical layout ideal for a small family or those looking to downsize. Features include a main-level full bath for added convenience and a partially fenced yard with usable outdoor space. Situated in a quiet small-town setting, this property offers comfortable living with everyday functionality.

17. 2026-04-07
    listed $99,900 Active 352-char remark

    Show marketing remark (352 chars)

    Cozy home located in the heart of Roseville offering a practical layout ideal for a small family or those looking to downsize. Features include a main-level full bath for added convenience and a partially fenced yard with usable outdoor space. Situated in a quiet small-town setting, this property offers comfortable living with everyday functionality.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,299
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$2,615
• Taxable loss: −$798
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $872/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: Franklin Local
• NCES district ID: 3904884
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $45,134
• Composite: 43.55/100
• National rank: #2982
• State rank: #428 of 656 in OH

Livability — Roseville

• Score: 63/100
• State rank: #816
• US rank: #15101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, OH
• County: Muskingum · 86,793 people
• Population (ZIP): 4,435
• Household income: $52,886
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 15.0

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.12%
• Current HPI: 267.0752
• 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

-10.0% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $89,900 MLSNOW
• 2026-05-04 Price Changed $94,500 MLSNOW
• 2026-04-07 Listed $89,900 CBRMLS
• 2026-04-07 Listed $99,900 MLSNOW

Property tax history

-13.9%/yr

Latest (2025): $2 · +0.0% YoY. Source: county tax records.