215 St. Rt. 335 · Stockdale, OH 45613

$130,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 53 Days on market

Built 1956 1.34 ac lot

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Why this score? — see what drove the D- 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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.4/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Welcome to 215 State Route 335, Beaver! This new listing is here to give you historic charm! Featuring 2-3 bedrooms and 1 bathroom, this oak built home is as cozy as it gets! Newer metal roof, brand new refrigerator, and Generac Generator included! Cash or Conventional offers ONLY. This one will not last!

Key facts

• New kitchen
• 2 water taps
• New front deck

Tags

• NEW KITCHEN
• REMODELED UTILITY ROOM
• NEW FRONT DECK
• 2 WATER TAPS

Property features AI

Exterior

• Parking: Attached garage (1 covered parking space, 1 total garage space)
• Utilities: Public water; Septic tank with aerobic system; 100 amp electric service
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block basement
• Exterior features: Deck; Shed(s); Metal roof

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Linoleum; Carpet; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Double-pane windows; Basement with block construction
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (32.2% below list).
• Recommended offer: $88k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 40/100 on livability (#1,199 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Eastern Local School District (rural): math 48% / reading 57% proficiency, ranked #415 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; lower-income renter base — watch delinquency; 45 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($899 loan paydown + $1k appreciation (1.0% local appreciation)).
• Pike County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $130k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,127 (32.2% below list)

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 53 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.88×
• Total profit: $-4,379
• Equity at exit: $44,317

10-year hold

• IRR: 2.6%
• Equity multiple: 1.32×
• Total profit: $11,704
• Equity at exit: $58,845

Cash invested: $36,400 (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 45613

• Home prices YoY: 0.5%
• Active inventory: 13
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-105

Break-even live

Break-even rent $1,015

Max offer price $111,402

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-68	+0% $-105	+5% $-142	+10% $-179
Rent	-10% $-175	-5% $-140	+0% $-105	+5% $-70	+10% $-36
Rate	-1.0pp $-40	-0.5pp $-72	base $-105	+0.5pp $-139	+1.0pp $-173

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $130,000 Active 53 DOM
2. 2026-06-18
   days on market $130,000 Active 51 DOM
3. 2026-06-17
   days on market $130,000 Active 50 DOM
4. 2026-06-16
   days on market $130,000 Active 49 DOM
5. 2026-06-15
   days on market $130,000 Active 48 DOM
6. 2026-06-13
   days on market $130,000 Active 46 DOM
7. 2026-06-12
   days on market $130,000 Active 45 DOM
8. 2026-06-09
   days on market $130,000 Active 42 DOM
9. 2026-06-08
   days on market $130,000 Active 41 DOM
10. 2026-06-08
    remarks 246-char remark
11. 2026-06-08
    listed $130,000 Active 40 DOM

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$621/yr (+$52/mo · 78.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,575
• − Mortgage interest: −$7,282
• − Property taxes: −$787
• − Insurance: −$650
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$3,782
• Taxable loss: −$3,618
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $-395/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: Eastern Local School District
• NCES district ID: 3904912
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $42,279
• Composite: 44.09/100
• National rank: #2873
• State rank: #415 of 656 in OH

Livability — Stockdale

• Score: 40/100
• State rank: #1199
• US rank: #27293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockdale, OH
• County: Pike · 24,348 people
• Population (ZIP): 3,331
• Household income: $36,855
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 19.5

Population outlook (Pike County) Hauer SSP2

• Today (2025): 26,762 people
• By 2030: 25,744 · -3.8%
• By 2040: 23,509 · -12.2%
• By 2050: 21,090 · -21.2%
• By 2075: 15,765 · -41.1%
• By 2100: 11,361 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Scottish 4% Slovak 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.5%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.0pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.7 2016: R+36.7 2012: R+0.4 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.99%
• Current HPI: 199.2226
• 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

+62.7% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $130,000 SVAR
• 2026-04-28 Listed $140,000 SVAR
• 2022-07-20 Sold (Public Records) $79,900 Public Records
• 2022-07-08 Sold (MLS) $79,900 SVAR
• 2022-07-08 Sold (MLS) $79,900 ACBOR
• 2022-07-08 Sold (MLS) $79,900 CBRMLS
• 2022-04-11 Pending — CBRMLS
• 2021-12-30 Listed $79,900 SVAR
• 2021-12-30 Listed $79,900 ACBOR
• 2021-12-30 Listed $79,900 CBRMLS

Property tax history

+14.4%/yr

Latest (2025): $787 · -0.4% YoY. Source: county tax records.