8455 Mckinley St · Rose Farm, OH 43731

$39,800

2 bd · 1.0 ba · 1,924 sqft · SingleFamily public records · 4 Days on market

Built 1913 0.39 ac lot

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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 +4.6/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors welcome - Looking for your next project! Great location just moments outside of town. Public water, private sewer, and natural gas access. The home is currently being used as a 3 bedroom (one main floor), 1.5 bath (full is on the main floor), with main floor laundry hook-ups, large breezeway/family room provide access to the attached garage. Nice big, flat yard could easily be fenced, room for playground equipment or a great spot for the pool this summer. There is evidence that the roof of the house needs repairs or replacing. Former tenant is in the process of removing additional belongings.

Key facts

• Natural gas access
• Private sewer
• Large breezeway

Tags

• PUBLIC WATER
• PRIVATE SEWER
• NATURAL GAS ACCESS
• MAIN FLOOR LAUNDRY HOOK UPS
• LARGE BREEZEWAY
• FLAT YARD

🏷️ Possibly a rental listed for sale. The $39,800 price doesn't fit this home's estimated sale value (~$192,400) and the remarks read like a rental — treat the cards below with caution.

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 $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $40k).

Location & tenants

• Location reads 61/100 on livability (#950 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime D-, amenities F.
• Morgan Local (rural): math 46% / reading 60% proficiency, ranked #420 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 34 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $275 of loan paydown is wiped out by about $322 of value loss. Plan a longer hold.
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,800

Questions for the listing agent

1. Built in 1913 — 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. 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?
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: 2.41% ✓
• Cap rate: 20.64%
• Cash-on-cash: 51.25%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $192,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13981 State Route 669 NE	0.36mi	3/1.0 (+1)	1,737 (-10%)	7mo	$173,500	$100	56
13240 Argo Rd	0.45mi	3/2.0 (+1)	2,052 (+7%)	5mo	$192,000	$94	54

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

Projected returns pro-forma

-0.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.8%
• Equity multiple: 3.48×
• Total profit: $27,681
• Equity at exit: $9,974

10-year hold

• IRR: 55.1%
• Equity multiple: 7.00×
• Total profit: $66,813
• Equity at exit: $10,789

Cash invested: $11,144 (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 43731

• Home prices YoY: -0.3%
• Active inventory: 15
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $476

Break-even live

Break-even rent $356

Max offer price $39,800

Occupancy floor 45%

Sensitivity live

Price	-10% $498	-5% $487	+0% $476	+5% $465	+10% $453
Rent	-10% $400	-5% $438	+0% $476	+5% $514	+10% $552
Rate	-1.0pp $496	-0.5pp $486	base $476	+0.5pp $466	+1.0pp $455

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: $9,950
• Closing costs: $1,194
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-21
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Investors welcome - Looking for your next project! Great location just moments outside of town. Public water, private sewer, and natural gas access. The home is currently being used as a 3 bedroom (one main floor), 1.5 bath (full is on the main floor), with main floor laundry hook-ups, large breezeway/family room provide access to the attached garage. Nice big, flat yard could easily be fenced, room for playground equipment or a great spot for the pool this summer. There is evidence that the roof of the house needs repairs or replacing. Former tenant is in the process of removing additional belongings.

2. 2026-02-21
   status Pending

   Show marketing remark (610 chars)

   Investors welcome - Looking for your next project! Great location just moments outside of town. Public water, private sewer, and natural gas access. The home is currently being used as a 3 bedroom (one main floor), 1.5 bath (full is on the main floor), with main floor laundry hook-ups, large breezeway/family room provide access to the attached garage. Nice big, flat yard could easily be fenced, room for playground equipment or a great spot for the pool this summer. There is evidence that the roof of the house needs repairs or replacing. Former tenant is in the process of removing additional belongings.

3. 2026-02-17
   listed $39,800 Active 610-char remark

   Show marketing remark (610 chars)

   Investors welcome - Looking for your next project! Great location just moments outside of town. Public water, private sewer, and natural gas access. The home is currently being used as a 3 bedroom (one main floor), 1.5 bath (full is on the main floor), with main floor laundry hook-ups, large breezeway/family room provide access to the attached garage. Nice big, flat yard could easily be fenced, room for playground equipment or a great spot for the pool this summer. There is evidence that the roof of the house needs repairs or replacing. Former tenant is in the process of removing additional belongings.

4. 2026-02-17
   listed $39,800 Active

   Show marketing remark (610 chars)

   Investors welcome - Looking for your next project! Great location just moments outside of town. Public water, private sewer, and natural gas access. The home is currently being used as a 3 bedroom (one main floor), 1.5 bath (full is on the main floor), with main floor laundry hook-ups, large breezeway/family room provide access to the attached garage. Nice big, flat yard could easily be fenced, room for playground equipment or a great spot for the pool this summer. There is evidence that the roof of the house needs repairs or replacing. Former tenant is in the process of removing additional belongings.

5. 1998-12-04
   soldstatus $40,000

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $11,503
• − Mortgage interest: −$2,229
• − Property taxes: −$672
• − Insurance: −$199
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$1,158
• Taxable income: $5,404
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $4,415/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: Morgan Local
• NCES district ID: 3904877
• Math proficiency: 46% ▼ -20.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $36,523
• Composite: 43.93/100
• National rank: #2907
• State rank: #420 of 656 in OH

Livability — Rose Farm

• Score: 61/100
• State rank: #950
• US rank: #18320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Farm, OH
• County: Morgan · 19,509 people
• Population (ZIP): 4,982
• Household income: $55,417
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 5.2

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 14,024 people
• By 2030: 13,485 · -3.8%
• By 2040: 12,222 · -12.8%
• By 2050: 10,912 · -22.2%
• By 2075: 8,181 · -41.7%
• By 2100: 5,838 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -46.0pp toward R · 2008: -7.2pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+48.4 2016: R+41.4 2012: R+6.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.81%
• Current HPI: 247.8715
• 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

-0.5% since first listed

5 events — show timeline

• 2026-02-21 Pending — MLSNOW
• 2026-02-21 Pending — CBRMLS
• 2026-02-17 Listed $39,800 CBRMLS
• 2026-02-17 Listed $39,800 MLSNOW
• 1998-12-04 Sold (Public Records) $40,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $672 · -0.3% YoY. Source: county tax records.