13899 Locust St · Murray City, OH 43144

$108,900

4 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 234 Days on market

Built 1988 3,485 sqft lot $87/sqft · 23% above area Est $119k · 9% under

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Why this score? — see what drove the B- 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 +24.4/30.0
• ARV discount +11.4/15.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

Key facts

• Open floor plan
• Garden area
• Fenced in backyard

Tags

• OPEN FLOOR PLAN
• FENCED IN BACKYARD
• GARDEN AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (33.4% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $73k (33.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 58/100 on livability (#1,068 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Nelsonville-York City (rural): math 31% / reading 35% proficiency, ranked #572 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nelsonville-York Elementary School (math 40% / reading 39%, grade F, #1,055 of 1,584 statewide, top 68%, 511 students, 0% FRL); Nelsonville-York Junior High School (math 22% / reading 31%, grade F, #586 of 654 statewide, top 90%, 254 students, 0% FRL); Nelsonville-York High School (math 32% / reading 37%, grade F, #582 of 781 statewide, top 76%, 289 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; lower-income renter base — watch delinquency; 11 units permitted in Hocking County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($753 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hocking County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,511 (33.4% 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 234 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $119,169
• List price: $108,900
• Delta: -8.62%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $254
• Equity at exit: $48,966

10-year hold

• IRR: 4.2%
• Equity multiple: 1.64×
• Total profit: $19,657
• Equity at exit: $75,463

Cash invested: $30,492 (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 43144

• Active inventory: 2
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$571
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-206

Break-even live

Break-even rent $1,441

Max offer price $72,511

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-175	+0% $-206	+5% $-237	+10% $-268
Rent	-10% $-299	-5% $-253	+0% $-206	+5% $-159	+10% $-113
Rate	-1.0pp $-151	-0.5pp $-178	base $-206	+0.5pp $-234	+1.0pp $-263

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-22
   days on market $108,900 Active 234 DOM
2. 2026-06-21
   days on market $108,900 Active 233 DOM
3. 2026-06-19
   days on market $108,900 Active 231 DOM
4. 2026-06-18
   days on market $108,900 Active 230 DOM
5. 2026-06-17
   days on market $108,900 Active 229 DOM
6. 2026-06-16
   days on market $108,900 Active 228 DOM
7. 2026-06-15
   days on market $108,900 Active 227 DOM
8. 2026-06-14
   days on market $108,900 Active 225 DOM
9. 2026-06-12
   days on market $108,900 Active 224 DOM
10. 2026-06-09
    days on market $108,900 Active 221 DOM
11. 2026-06-08
    days on market $108,900 Active 220 DOM
12. 2026-06-07
    days on market $108,900 Active 219 DOM
13. 2026-06-02
    days on market $108,900 Active 214 DOM
14. 2026-06-01
    days on market $108,900 Active 213 DOM
15. 2026-05-31
    days on market $108,900 Active 212 DOM
16. 2026-05-30
    days on market $108,900 Active 211 DOM
17. 2026-05-17
    price $108,900 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

18. 2026-04-15
    status Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

19. 2026-04-07
    historical Active Under Contract 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

20. 2026-02-24
    price $109,900 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

21. 2026-02-16
    price $115,900 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

22. 2026-02-02
    status Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

23. 2026-01-09
    price $117,900 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

24. 2025-11-09
    price $119,900 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

25. 2025-10-31
    listed $124,900 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to this delightful one-level residence located in the heart of Murray City! Step inside this spacious 4-bedroom, 2-bathroom home to discover a bright and inviting open floor plan, featuring a large living room that seamlessly flows into the kitchen and dining area. The generously sized master bedroom is complete with an en-suite bathroom for added convenience. Three additional bedrooms provide versatile options for guest rooms, home offices, or play areas. The fenced-in backyard offers plenty of space for children and pets to play safely, as well as a garden area for green thumbs to cultivate their passion. Home does not meet FHA guidelines due to the flood elevation.

26. 2025-06-05
    historical Active Under Contract
27. 2025-05-27
    price $118,000
28. 2025-05-20
    status Active
29. 2025-04-22
    status Pending
30. 2025-04-16
    status Active
31. 2025-03-31
    historical Active Under Contract
32. 2025-03-26
    listed $120,000 Active
33. 2022-12-21
    soldstatus $94,000
34. 2022-12-16
    soldstatus $94,000
35. 2022-09-15
    listed $114,900
36. 2009-02-25
    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: $1,141 · $95/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$279/yr (+$23/mo · 24.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $14,159
• − Mortgage interest: −$6,100
• − Property taxes: −$1,141
• − Insurance: −$5,663
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,168
• Taxable loss: −$4,179
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $-1,469/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: Nelsonville-York City
• NCES district ID: 3904444
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 35% ▼ -15.00%
• Median HH income: $29,199
• Composite: 26.7/100
• National rank: #7155
• State rank: #572 of 656 in OH

Livability — Murray City

• Score: 58/100
• State rank: #1068
• US rank: #21326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murray City, OH
• County: Hocking · 26,658 people
• Metro: Columbus, OH
• Population (ZIP): 326
• Household income: $38,409
• Rent vs Own: 19.5% rent · 80.5% own

Population outlook (Hocking County) Hauer SSP2

• Today (2025): 26,807 people
• By 2030: 25,723 · -4.0%
• By 2040: 23,370 · -12.8%
• By 2050: 20,947 · -21.9%
• By 2075: 15,624 · -41.7%
• By 2100: 11,134 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 6% Iranian 4% Italian 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Hocking

• 2024 margin: Solid R (+44.3) · D 27.5% · R 71.8%
• 2008→2024 swing: -43.5pp toward R · 2008: -0.8pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+42.4 2016: R+36.5 2012: R+1.1 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+240.3% since first listed

20 events — show timeline

• 2026-05-17 Price Changed $108,900 ACBOR
• 2026-04-15 Relisted — ACBOR
• 2026-04-07 Contingent — ACBOR
• 2026-02-24 Price Changed $109,900 ACBOR
• 2026-02-16 Price Changed $115,900 ACBOR
• 2026-02-02 Relisted — ACBOR
• 2026-01-09 Price Changed $117,900 ACBOR
• 2025-11-09 Price Changed $119,900 ACBOR
• 2025-10-31 Listed $124,900 ACBOR
• 2025-06-05 Contingent — ACBOR
• 2025-05-27 Price Changed $118,000 ACBOR
• 2025-05-20 Relisted — ACBOR
• 2025-04-22 Pending — ACBOR
• 2025-04-16 Relisted — ACBOR
• 2025-03-31 Contingent — ACBOR
• 2025-03-26 Listed $120,000 ACBOR
• 2022-12-21 Sold (Public Records) $94,000 Public Records
• 2022-12-16 Sold (MLS) $94,000 ACBOR
• 2022-09-15 Listed $114,900 ACBOR
• 2009-02-25 Sold (Public Records) $32,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,141 · +11.3% YoY. Source: county tax records.