2444 S 10th · Ironton, OH 45638

$139,900

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 41 Days on market

Built 1930 5,280 sqft lot Est $144k · at est.

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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 +13.2/30.0
• ARV discount +8.9/15.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has a very large master bedroom and deep closet, a small home office, the enclosed rear porch is heated and is a family room year round. Owner installed lots of storage areas and it is move in ready.

Key facts

• Heated family room
• Deep closet
• Master bedroom

Tags

• MASTER BEDROOM
• DEEP CLOSET
• HOME OFFICE
• ENCLOSED REAR PORCH
• HEATED FAMILY ROOM
• STORAGE AREAS

Property features AI

Exterior

• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Chain link fencing; Level lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central Air; Central heating (Natural Gas)
• Interior features: Central heating and cooling; Natural gas heat

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (23.6% below list).
• Recommended offer: $107k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Ironton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#354 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• Ironton City School District (suburban): math 54% / reading 58% proficiency, ranked #382 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $139.76M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $140k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,867 (23.6% 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 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.76% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $144,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2721 So 8th St	0.31mi	2/1.0 (-1)	1,164 (0%)	5mo	$107,000	$92	76
2601 South 6th St	0.29mi	2/1.0 (-1)	1,128 (-3%)	2mo	$140,000	$124	74
2420 S 10th St	0.06mi	3/2.0	990 (-15%)	1mo	$180,000	$182	68
707 Mastin Ave	0.41mi	3/2.0	1,200 (+3%)	7mo	$165,000	$138	65
2725 S 5th St	0.41mi	2/1.0 (-1)	1,100 (-6%)	3mo	$120,000	$109	64
2726 S 9th Street St	0.29mi	3/1.5	1,287 (+11%)	8mo	$150,900	$117	60
2001 Liberty Ave	0.39mi	2/1.0 (-1)	1,067 (-8%)	4mo	$80,000	$75	60
2434 S 4th St	0.40mi	2/1.0 (-1)	1,256 (+8%)	9mo	$129,900	$103	56
323 Neal Ave	0.61mi	2/1.0 (-1)	1,273 (+9%)	2mo	$101,000	$79	49
1913 S 3rd St	0.60mi	3/2.0	1,248 (+7%)	11mo	$195,000	$156	47
3107 South 4th St	0.70mi	2/1.0 (-1)	1,248 (+7%)	7mo	$155,000	$124	44
1703 S 5th St	0.64mi	3/1.5	1,296 (+11%)	8mo	$185,000	$143	43

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-22,927
• Equity at exit: $20,860

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-20,454
• Equity at exit: $12,096

Cash invested: $39,172 (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 45638

• Home prices YoY: -19.6%
• Active inventory: 84
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-3

Break-even live

Break-even rent $1,073

Max offer price $139,346

Occupancy floor 95%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $139,900 Active 41 DOM
2. 2026-06-08
   days on market $139,900 Active 40 DOM
3. 2026-06-08
   days on market $139,900 Active 39 DOM
4. 2026-06-07
   days on market $139,900 Active 38 DOM
5. 2026-06-04
   days on market $139,900 Active 35 DOM
6. 2026-06-02
   days on market $139,900 Active 34 DOM
7. 2026-06-01
   days on market $139,900 Active 33 DOM
8. 2026-05-31
   days on market $139,900 Active 32 DOM
9. 2026-05-18
   status Active
10. 2026-03-06
    status Pending
11. 2026-02-15
    price $139,900
12. 2026-02-12
    listed $139,900,000 Active
13. 2016-11-18
    soldstatus $25,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$759/yr (+$63/mo · 114.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,824
• − Mortgage interest: −$7,837
• − Property taxes: −$665
• − Insurance: −$700
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$4,070
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $562/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: Ironton City School District
• NCES district ID: 3904414
• Math proficiency: 54% ▼ -10.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $32,999
• Composite: 46.13/100
• National rank: #2505
• State rank: #382 of 656 in OH

Livability — Ironton

• Score: 72/100
• State rank: #354
• US rank: #5718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironton, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

+459.6% since first listed

5 events — show timeline

• 2026-05-18 Relisted — HBRMLS
• 2026-03-06 Pending — HBRMLS
• 2026-02-15 Price Changed $139,900 HBRMLS
• 2026-02-12 Listed $139,900,000 HBRMLS
• 2016-11-18 Sold (Public Records) $25,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $665 · +29.2% YoY. Source: county tax records.