190 Myers St · Nelsonville, OH 45764

$88,000

2 bd · 2.0 ba · 1,584 sqft · MultiFamily public records · 687 Days on market

Built 1900 9,583 sqft lot Est $108k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

TRIPLE PLAY!!! Investment for the wise buyer! 1 - two-bedroom apartment. 1 - one bedroom apartment. 1 garage/workshop 20 X 42 with access from Canal Street. ALL separate utilities - generates $ 950.00 per month. Active rental permits. and best of all!! you can throw a beach ball and hit McDonalds Restaurant. All this and the price is only $ 88,000.00!!! 48 Hours' Notice to Show Please.

Key facts

• 9,583 sq ft lot
• Built 1900
• Listed 687 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#750 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools 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.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).
• At $3,129/mo this rent would consume 78% of the median local household income ($48k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 687 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 687 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.56% ✓
• Cap rate: 31.81%
• Cash-on-cash: 91.13%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

• ARV (median comp): $107,609
• List price: $88,000
• Delta: -18.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 Fort St	0.55mi	2/—	1,792 (+13%)	13mo	$81,000	$45	42

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: 70.0%
• Equity multiple: 4.17×
• Total profit: $78,056
• Equity at exit: $13,121

10-year hold

• IRR: 74.1%
• Equity multiple: 8.62×
• Total profit: $187,686
• Equity at exit: $7,609

Cash invested: $24,640 (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 45764

• Home prices YoY: -6.8%
• Active inventory: 22
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,129 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $1,445

Break-even live

Break-even rent $1,300

Max offer price $88,000

Occupancy floor 49%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,043
1× unit	1	1	$1,043
1× unit	0	0	$1,043
Total (3 units)			$3,129

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Fort St Unit B Nelsonville, OH	3.0	1.0	1800	$1,200	$0.67	23d	1	0.52mi

Listing history 15 events

1. 2026-06-18
   status $88,000 Pending 687 DOM
2. 2026-06-16
   days on market $88,000 Active 687 DOM
3. 2026-06-15
   days on market $88,000 Active 686 DOM
4. 2026-06-14
   days on market $88,000 Active 684 DOM
5. 2026-06-12
   days on market $88,000 Active 683 DOM
6. 2026-06-09
   days on market $88,000 Active 680 DOM
7. 2026-06-08
   days on market $88,000 Active 679 DOM
8. 2026-06-07
   days on market $88,000 Active 678 DOM
9. 2026-06-02
   days on market $88,000 Active 673 DOM
10. 2026-06-01
    days on market $88,000 Active 672 DOM
11. 2026-05-31
    days on market $88,000 Active 671 DOM
12. 2026-05-30
    days on market $88,000 Active 670 DOM
13. 2024-09-20
    status Active 390-char remark

    Show marketing remark (390 chars)

    TRIPLE PLAY!!! Investment for the wise buyer! 1 - two-bedroom apartment. 1 - one bedroom apartment. 1 garage/workshop 20 X 42 with access from Canal Street. ALL separate utilities - generates $ 950.00 per month. Active rental permits. and best of all!! you can throw a beach ball and hit McDonalds Restaurant. All this and the price is only $ 88,000.00!!! 48 Hours' Notice to Show Please.

14. 2024-08-19
    status Active 390-char remark

    Show marketing remark (390 chars)

    TRIPLE PLAY!!! Investment for the wise buyer! 1 - two-bedroom apartment. 1 - one bedroom apartment. 1 garage/workshop 20 X 42 with access from Canal Street. ALL separate utilities - generates $ 950.00 per month. Active rental permits. and best of all!! you can throw a beach ball and hit McDonalds Restaurant. All this and the price is only $ 88,000.00!!! 48 Hours' Notice to Show Please.

15. 2024-07-23
    listed $88,000 Active 390-char remark

    Show marketing remark (390 chars)

    TRIPLE PLAY!!! Investment for the wise buyer! 1 - two-bedroom apartment. 1 - one bedroom apartment. 1 garage/workshop 20 X 42 with access from Canal Street. ALL separate utilities - generates $ 950.00 per month. Active rental permits. and best of all!! you can throw a beach ball and hit McDonalds Restaurant. All this and the price is only $ 88,000.00!!! 48 Hours' Notice to Show Please.

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,302 · $108/mo
• Expected delta: +$71/yr (+$6/mo · 5.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $37,548
• − Mortgage interest: −$4,929
• − Property taxes: −$1,231
• − Insurance: −$5,558
• − Repairs & maintenance: −$3,004
• − Management: −$3,004
• − Depreciation: −$2,560
• Taxable income: $17,262
• Est. tax owed @ 24.0%: −$4,143
• After-tax cash flow: $13,193/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 — Nelsonville

• Score: 65/100
• State rank: #750
• US rank: #13547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nelsonville, OH
• County: Athens · 60,466 people
• Population (ZIP): 7,548
• Household income: $47,978
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 6.7

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 2% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.72%
• Current HPI: 217.2268
• 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

3 events — show timeline

• 2024-09-20 Relisted — ACBOR
• 2024-08-19 Relisted — ACBOR
• 2024-07-23 Listed $88,000 ACBOR

Property tax history

+3.0%/yr

Latest (2025): $1,231 · +2.4% YoY. Source: county tax records.