5825 County Road 80 · Chesterville, OH 43019

$1

3 bd · 1.0 ba · 2,447 sqft · SingleFamily public records · 39 Days on market

Built 1901 5.78 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTE FREDERICKTOWN HOMESTEAD AUCTION Live Auction w/ Online Bidding Monday, May 12 @ 5:30 PM 5.79 Acres 4 Bedroom Home Multiple Outbuildings Pasture 5825 County Road 80, Fredericktown, OH This peaceful homestead sits on 5.79 acres and features a 2,447 sq ft home built in 1901 with 4 bedrooms (potential for 5), including one on the main level. The home offers a spacious layout with a large sitting room, kitchen, dining area, ample storage, and a mix of hardwood and LVP flooring. Also included is a separate 1-bedroom home, ideal for guests or extended family. The property features fenced pasture and multiple outbuildings, including a 28x22 shop and several large barns. Private setting with endless potential. All desired inspections need to be made prior to auction. Selling as-is at ABSOLUTE auction — no minimum, no reserve!

Key facts

• 28x22 shop
• Fenced pasture
• 5.79 acres

Tags

• 5.79 ACRES
• MULTIPLE OUTBUILDINGS
• FENCED PASTURE
• SEPARATE 1-BEDROOM HOME
• 28X22 SHOP
• LARGE BARNS

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $344,060 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 57/100 on livability (#1,083 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Northmor Local (rural): math 54% / reading 60% proficiency, ranked #336 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 129 units permitted in Morrow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Morrow County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 516090.3% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

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 39 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.34% ✗
• Cap rate: 1.22%
• Cash-on-cash: -18.10%
• DSCR: 0.19
• GRM: 24.5

CMA / ARV

• ARV (median comp): $344,060
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5825 County Road 80	0.00mi	4/1.0 (+1)	2,447 (0%)	1mo	$203,500	$83	94

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: -52.7%
• Equity multiple: -0.54×
• Total profit: $-148,285
• Equity at exit: $51,300

10-year hold

• IRR: —
• Equity multiple: -1.58×
• Total profit: $-248,224
• Equity at exit: $29,748

Cash invested: $96,337 (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 43019

• Home prices YoY: -26.3%
• Active inventory: 19

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$1,804
• Tax est. 1.5%: −$430 /mo · $5,161/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-1,453

Break-even live

Break-even rent $3,010

Max offer price $133,792

Occupancy floor —

Sensitivity live

Price	-10% $-1,215	-5% $-1,334	+0% $-1,453	+5% $-1,572	+10% $-1,691
Rent	-10% $-1,546	-5% $-1,499	+0% $-1,453	+5% $-1,407	+10% $-1,361
Rate	-1.0pp $-1,280	-0.5pp $-1,366	base $-1,453	+0.5pp $-1,542	+1.0pp $-1,633

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: $86,015
• Closing costs: $10,322
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending 849-char remark

   Show marketing remark (849 chars)

   ABSOLUTE FREDERICKTOWN HOMESTEAD AUCTION Live Auction w/ Online Bidding Monday, May 12 @ 5:30 PM 5.79 Acres 4 Bedroom Home Multiple Outbuildings Pasture 5825 County Road 80, Fredericktown, OH This peaceful homestead sits on 5.79 acres and features a 2,447 sq ft home built in 1901 with 4 bedrooms (potential for 5), including one on the main level. The home offers a spacious layout with a large sitting room, kitchen, dining area, ample storage, and a mix of hardwood and LVP flooring. Also included is a separate 1-bedroom home, ideal for guests or extended family. The property features fenced pasture and multiple outbuildings, including a 28x22 shop and several large barns. Private setting with endless potential. All desired inspections need to be made prior to auction. Selling as-is at ABSOLUTE auction — no minimum, no reserve!

2. 2026-04-05
   listed $1 Active 849-char remark

   Show marketing remark (849 chars)

   ABSOLUTE FREDERICKTOWN HOMESTEAD AUCTION Live Auction w/ Online Bidding Monday, May 12 @ 5:30 PM 5.79 Acres 4 Bedroom Home Multiple Outbuildings Pasture 5825 County Road 80, Fredericktown, OH This peaceful homestead sits on 5.79 acres and features a 2,447 sq ft home built in 1901 with 4 bedrooms (potential for 5), including one on the main level. The home offers a spacious layout with a large sitting room, kitchen, dining area, ample storage, and a mix of hardwood and LVP flooring. Also included is a separate 1-bedroom home, ideal for guests or extended family. The property features fenced pasture and multiple outbuildings, including a 28x22 shop and several large barns. Private setting with endless potential. All desired inspections need to be made prior to auction. Selling as-is at ABSOLUTE auction — no minimum, no reserve!

3. 2026-03-18
   soldstatus $185,000
4. 1988-09-27
   soldstatus $22,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,045
• − Mortgage interest: −$19,273
• − Property taxes: −$5,161
• − Insurance: −$1,720
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$10,009
• Taxable loss: −$24,365
• Est. tax savings @ 24.0%: +$5,848
• After-tax cash flow: $-11,590/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: Northmor Local
• NCES district ID: 3904881
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 60% ▼ -3.00%
• Median HH income: $49,371
• Composite: 48.51/100
• National rank: #2120
• State rank: #336 of 656 in OH

Livability — Chesterville

• Score: 57/100
• State rank: #1083
• US rank: #21593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Knox · 63,297 people
• City population: 215
• Population (ZIP): 9,517
• Household income: $70,317
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 1.3

Population outlook (Morrow County) Hauer SSP2

• Today (2025): 35,607 people
• By 2030: 35,482 · -0.4%
• By 2040: 34,369 · -3.5%
• By 2050: 32,038 · -10.0%
• By 2075: 25,090 · -29.5%
• By 2100: 17,123 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 3% Iranian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 85% English-only · German/W. Germanic 15%

Political lean MEDSL · Morrow

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.5%
• 2008→2024 swing: -32.4pp toward R · 2008: -23.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.3 2016: R+49.5 2012: R+24.6 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.00%
• Current HPI: 294.7272
• 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

+722.2% since first listed

4 events — show timeline

• 2026-05-14 Pending — ABOR
• 2026-04-05 Listed $1 ABOR
• 2026-03-18 Sold (Public Records) $185,000 Public Records
• 1988-09-27 Sold (Public Records) $22,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,276 · -15.0% YoY. Source: county tax records.