21 Butler Dr · South Zanesville, OH 43701

$50,000

3 bd · 1.0 ba · 924 sqft · Other · 3 Days on market

Built 1992 Average condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Well taken care of . Can be moved must have approval to stay in Colonial Valley Trailer Court.

Key facts

• Built 1992
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 75/100 on livability (#242 in OH, #3,856 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, commute F, employment F.
• Maysville Local (town): math 46% / reading 56% proficiency, ranked #435 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 300 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.42% ✓
• Cap rate: 20.93%
• Cash-on-cash: 52.26%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 3.01×
• Total profit: $28,073
• Equity at exit: $7,455

10-year hold

• IRR: 51.8%
• Equity multiple: 6.40×
• Total profit: $75,614
• Equity at exit: $4,323

Cash invested: $14,000 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 300
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $543

Break-even live

Break-even rent $522

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $578	-5% $561	+0% $543	+5% $526	+10% $509
Rent	-10% $448	-5% $496	+0% $543	+5% $591	+10% $639
Rate	-1.0pp $568	-0.5pp $556	base $543	+0.5pp $530	+1.0pp $517

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $50,000 Active 3 DOM
2. 2026-06-18
   days on market $50,000 Active 2 DOM
3. 2026-06-17
   remarks 94-char remark
4. 2026-06-17
   listed $50,000 Active 1 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,510
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,455
• Taxable income: $6,136
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $5,047/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.

Condition & rehab AI · 1 photo

Average 55/100 Cosmetic rehab

The home is in good condition with a good exterior and interior. It has a good curb appeal and is well-maintained. However, some updates such as painting, landscaping, and interior updates could further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and reduce energy costs.
• Both Interior updates — Updating the interior can make the home more appealing and increase its value.
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and reduce energy costs. ↑
• Both Interior updates — Updating the interior can make the home more appealing and increase its value. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Maysville Local
• NCES district ID: 3904885
• Math proficiency: 46% ▼ -19.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $40,901
• Composite: 42.71/100
• National rank: #3167
• State rank: #435 of 656 in OH

Livability — South Zanesville

• Score: 75/100
• State rank: #242
• US rank: #3856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Zanesville, OH
• County: Muskingum County · 56,402 people
• Metro: Zanesville, OH
• Population (ZIP): 56,402
• Household income: $57,565
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1619.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -90.41%
• Current HPI: 298.9994
• Rent YoY: ▲ 4.23%
• Metro: Zanesville, OH
• 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

1 event — show timeline

• 2026-06-17 Listed $50,000 FSBO.com