1632 Webster Hope Rd · South Webster, OH 45682

$69,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 76 Days on market

Built 1995 0.97 ac lot $67/sqft · 51% below area ↓ 13% since listing

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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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to a hidden gem full of opportunity! 3-bedroom, 1-bath home is the perfect chance for investors, flippers or buyer's looking to build equity at a discounted price. Nearly 1 acres of land, this property offers space, privacy and endless potential to create something truly special. The home features a good layout with generously sized bedrooms that's ready for your personal touch. Outside, you'll find a detached garage--ideal for storage, a workshop or hobby space--along with plenty of room to expand, garden or enjoy the outdoors. Whether you're looking for your next project or a place to customize into your dream home, this property delivers value and possibilities. With the right vision and a little TLC, this could be a standout property. Don't miss your chance to invest in space, potential and a great price! Agents, please see agent notes.

Key facts

• Enjoy the outdoors
• Room to expand
• Detached garage

Tags

• NEARLY 1 ACRES OF LAND
• DETACHED GARAGE
• ROOM TO EXPAND
• ROOM TO GARDEN
• ENJOY THE OUTDOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#715 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Bloom-Vernon Local (rural): math 65% / reading 71% proficiency, ranked #187 of 656 in OH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bloom-Vernon Elementary School (math 77% / reading 74%, grade A, #257 of 1,584 statewide, top 17%, 477 students, 53% FRL); South Webster Jr/Sr High School (math 52% / reading 67%, grade C+, #243 of 781 statewide, top 33%, 332 students, 44% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; lower-income renter base — watch delinquency; 8 units permitted in Scioto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $6k appreciation (9.1% local appreciation)).
• Scioto County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.37% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.35%
• DSCR: 1.64
• GRM: 6.1

CMA / ARV

• ARV (median comp): $143,251
• List price: $69,900
• Delta: -51.20%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

9.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.49×
• Total profit: $48,781
• Equity at exit: $58,468

10-year hold

• IRR: 29.1%
• Equity multiple: 7.70×
• Total profit: $131,113
• Equity at exit: $121,584

Cash invested: $19,572 (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 45682

• Home prices YoY: 5.9%
• Active inventory: 3
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $234

Break-even live

Break-even rent $663

Max offer price $69,900

Occupancy floor 71%

Sensitivity live

Price	-10% $274	-5% $254	+0% $234	+5% $214	+10% $194
Rent	-10% $158	-5% $196	+0% $234	+5% $272	+10% $310
Rate	-1.0pp $269	-0.5pp $252	base $234	+0.5pp $216	+1.0pp $198

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   days on market $69,900 Active 76 DOM
2. 2026-06-01
   days on market $69,900 Active 75 DOM
3. 2026-05-31
   days on market $69,900 Active 74 DOM
4. 2026-04-01
   price $69,900 860-char remark

   Show marketing remark (860 chars)

   Welcome to a hidden gem full of opportunity! 3-bedroom, 1-bath home is the perfect chance for investors, flippers or buyer's looking to build equity at a discounted price. Nearly 1 acres of land, this property offers space, privacy and endless potential to create something truly special. The home features a good layout with generously sized bedrooms that's ready for your personal touch. Outside, you'll find a detached garage--ideal for storage, a workshop or hobby space--along with plenty of room to expand, garden or enjoy the outdoors. Whether you're looking for your next project or a place to customize into your dream home, this property delivers value and possibilities. With the right vision and a little TLC, this could be a standout property. Don't miss your chance to invest in space, potential and a great price! Agents, please see agent notes.

5. 2026-03-18
   listed $79,900 Active 860-char remark

   Show marketing remark (860 chars)

   Welcome to a hidden gem full of opportunity! 3-bedroom, 1-bath home is the perfect chance for investors, flippers or buyer's looking to build equity at a discounted price. Nearly 1 acres of land, this property offers space, privacy and endless potential to create something truly special. The home features a good layout with generously sized bedrooms that's ready for your personal touch. Outside, you'll find a detached garage--ideal for storage, a workshop or hobby space--along with plenty of room to expand, garden or enjoy the outdoors. Whether you're looking for your next project or a place to customize into your dream home, this property delivers value and possibilities. With the right vision and a little TLC, this could be a standout property. Don't miss your chance to invest in space, potential and a great price! Agents, please see agent notes.

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,537 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,511
• − Mortgage interest: −$3,915
• − Property taxes: −$1,537
• − Insurance: −$350
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,033
• Taxable income: $1,834
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,368/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: Bloom-Vernon Local
• NCES district ID: 3904959
• Math proficiency: 65% ▼ -13.00%
• Reading proficiency: 71% ▼ -5.00%
• Median HH income: $39,590
• Composite: 56.7/100
• National rank: #1129
• State rank: #187 of 656 in OH

Livability — South Webster

• Score: 65/100
• State rank: #715
• US rank: #12868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Scioto · 71,806 people
• Population (ZIP): 1,824
• Household income: $44,500
• Rent vs Own: 23.0% rent · 77.0% own

Population outlook (Scioto County) Hauer SSP2

• Today (2025): 71,121 people
• By 2030: 67,817 · -4.6%
• By 2040: 61,021 · -14.2%
• By 2050: 54,016 · -24.1%
• By 2075: 38,532 · -45.8%
• By 2100: 25,734 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Scioto

• 2024 margin: Solid R (+48.0) · D 25.7% · R 73.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -6.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+42.2 2016: R+36.8 2012: R+2.0 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.11%
• Current HPI: 163.0529
• 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

-12.5% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $69,900 SVAR
• 2026-03-18 Listed $79,900 SVAR

Property tax history

+8.0%/yr

Latest (2025): $1,537 · +21.0% YoY. Source: county tax records.