70908 Reynolds Rd · Holloway, OH 43983

$40,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 23 Days on market

Built 1974

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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
• Appreciation +7.1/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity near Piedmont Lake! This vacation-style cabin sits on approximately 0.59 acres just a short walk from the lake, offering tons of potential for the right buyer. Whether you& apos; re looking for a weekend getaway, investment property, or a place to build your dream cabin, this property is full of possibilities. The home does need repairs and is being sold AS-IS, making it a great project for investors or those looking to renovate and customize. Enjoy the peaceful setting, proximity to the lake, and the chance to create something truly special in a desirable recreational area.

Key facts

• Peaceful setting
• Built 1974
• Listed 23 days

Tags

• SHORT WALK FROM THE LAKE
• APPROXIMATELY 0.59 ACRES
• PEACEFUL SETTING
• DESIRABLE RECREATIONAL AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,055 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Barnesville Exempted Village (town): math 48% / reading 59% proficiency, ranked #403 of 656 in OH (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $2k appreciation (4.1% local appreciation)).
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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 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. 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?
5. 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.
6. 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.
7. 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: 2.16% ✓
• Cap rate: 18.91%
• Cash-on-cash: 45.06%
• DSCR: 3.01
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $189,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71128 Lakeview Dr	0.39mi	3/1.0 (+1)	720 (-8%)	19mo	$175,000	$243	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.8%
• Equity multiple: 4.04×
• Total profit: $34,051
• Equity at exit: $20,583

10-year hold

• IRR: 50.4%
• Equity multiple: 8.22×
• Total profit: $80,817
• Equity at exit: $33,909

Cash invested: $11,200 (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 43983

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $421

Break-even live

Break-even rent $331

Max offer price $40,000

Occupancy floor 46%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $40,000 Active 23 DOM
2. 2026-06-17
   days on market $40,000 Active 22 DOM
3. 2026-06-16
   days on market $40,000 Active 21 DOM
4. 2026-06-15
   days on market $40,000 Active 20 DOM
5. 2026-06-13
   days on market $40,000 Active 18 DOM
6. 2026-06-12
   days on market $40,000 Active 17 DOM
7. 2026-06-09
   days on market $40,000 Active 14 DOM
8. 2026-06-08
   days on market $40,000 Active 13 DOM
9. 2026-06-07
   days on market $40,000 Active 12 DOM
10. 2026-06-07
    days on market $40,000 Active 11 DOM
11. 2026-06-04
    days on market $40,000 Active 8 DOM
12. 2026-06-02
    days on market $40,000 Active 7 DOM
13. 2026-06-01
    days on market $40,000 Active 6 DOM
14. 2026-05-31
    days on market $40,000 Active 5 DOM
15. 2026-05-26
    listed $40,000 Active

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$102/yr (+$8/mo · 24.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,361
• − Mortgage interest: −$2,241
• − Property taxes: −$421
• − Insurance: −$200
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$1,164
• Taxable income: $4,678
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $3,924/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: Barnesville Exempted Village
• NCES district ID: 3904520
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $41,952
• Composite: 44.88/100
• National rank: #2718
• State rank: #403 of 656 in OH

Livability — Holloway

• Score: 58/100
• State rank: #1055
• US rank: #21021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Belmont · 63,139 people
• City population: 237
• Metro: Wheeling, WV-OH
• Population (ZIP): 651
• Rent vs Own: 28.0% rent · 72.0% own

Population outlook (Belmont County) Hauer SSP2

• Today (2025): 66,568 people
• By 2030: 64,818 · -2.6%
• By 2040: 60,702 · -8.8%
• By 2050: 56,427 · -15.2%
• By 2075: 46,222 · -30.6%
• By 2100: 34,611 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 4% English 1% Romanian 1%

Political lean MEDSL · Belmont

• 2024 margin: Solid R (+47.3) · D 26.0% · R 73.3%
• 2008→2024 swing: -50.0pp toward R · 2008: 2.7pp · 2024: -47.3pp
• All cycles: 2024: R+47.3 2020: R+43.6 2016: R+39.5 2012: R+8.4 2008: D+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 202.8113
• 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

1 event — show timeline

• 2026-05-26 Listed $40,000 FSBO.com

Property tax history

+2.8%/yr

Latest (2025): $421 · +4.6% YoY. Source: county tax records.