873 County Road 24 · Coal Grove, OH 45638

$49,900

2 bd · 1.5 ba · 1,332 sqft · SingleFamily public records · 11 Days on market

Built 1910 4,792 sqft 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
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your hammer and paint brush and put your touches on this property! Room to roam while also being right near amenities. Two car attached garage, a covered front porch, and a large back yard.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Finance

• Other: Lot is 0.23 acres (approx. 10,019 sq ft); Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Septic sewer; Other water heating
• Home design: Single-family home; Two levels; Architecture listed as 'Other'; Second floor area noted (512)
• Construction: Vinyl siding construction; Foundation described as 'Other'
• Exterior features: Metal roof; Vinyl siding; Windows listed as 'Other'

Interior

• Bedrooms: 3 bedrooms (primary and one secondary on 2nd level; one bedroom on 1st level)
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom described as 'Other'
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas
• Interior features: 8 total rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 66/100 on livability (#638 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Dawson-Bryant Local (suburban): math 44% / reading 50% proficiency, ranked #485 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dawson-Bryant Elementary School (math 58% / reading 56%, grade C+, #729 of 1,584 statewide, top 48%, 576 students, 0% FRL); Dawson-Bryant Middle School (math 37% / reading 45%, grade F, #505 of 654 statewide, top 78%, 262 students, 0% FRL); Dawson-Bryant High School (math 27% / reading 52%, grade F, #528 of 781 statewide, top 71%, 311 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 86 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $29k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $50k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.22% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.65%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $151,848
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2726 S 10th St	0.57mi	2/2.0	1,300 (-2%)	11mo	$164,500	$127	58
2726 S 9th Street St	0.61mi	3/1.5 (+1)	1,287 (-3%)	8mo	$150,900	$117	55
2805 S 8th St	0.59mi	3/1.0 (+1)	1,446 (+9%)	1mo	$152,500	$105	50
2623 S 12th St	0.58mi	3/1.5 (+1)	1,446 (+9%)	4mo	$180,000	$124	50
2610 S 11th St	0.62mi	3/2.0 (+1)	1,340 (+1%)	17mo	$152,500	$114	49
3107 South 4th St	0.70mi	2/1.0	1,248 (-6%)	8mo	$155,000	$124	48
2715 South 6th St	0.73mi	2/1.5	1,404 (+5%)	14mo	$146,000	$104	45
2721 So 8th St	0.62mi	2/1.0	1,164 (-13%)	5mo	$107,000	$92	43
2715 South 7th St	0.69mi	2/2.0	1,500 (+13%)	11mo	$111,000	$74	35

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: 35.2%
• Equity multiple: 2.49×
• Total profit: $20,859
• Equity at exit: $7,440

10-year hold

• IRR: 42.0%
• Equity multiple: 4.98×
• Total profit: $55,610
• Equity at exit: $4,314

Cash invested: $13,972 (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 45638

• Home prices YoY: -19.6%
• Active inventory: 86
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $453

Break-even live

Break-even rent $533

Max offer price $49,900

Occupancy floor 54%

Sensitivity live

Price	-10% $482	-5% $468	+0% $453	+5% $439	+10% $425
Rent	-10% $366	-5% $410	+0% $453	+5% $497	+10% $541
Rate	-1.0pp $479	-0.5pp $466	base $453	+0.5pp $441	+1.0pp $427

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $49,900 Active 11 DOM
2. 2026-06-21
   days on market $49,900 Active 10 DOM
3. 2026-06-18
   pricelisting id $49,900 Active 8 DOM
4. 2026-05-22
   price $69,000

   Show marketing remark (195 chars)

   Bring your hammer and paint brush and put your touches on this property! Room to roam while also being right near amenities. Two car attached garage, a covered front porch, and a large back yard.

5. 2026-05-22
   price $69,000 195-char remark

   Show marketing remark (195 chars)

   Bring your hammer and paint brush and put your touches on this property! Room to roam while also being right near amenities. Two car attached garage, a covered front porch, and a large back yard.

6. 2026-05-18
   listed $79,000 Active

   Show marketing remark (195 chars)

   Bring your hammer and paint brush and put your touches on this property! Room to roam while also being right near amenities. Two car attached garage, a covered front porch, and a large back yard.

7. 2026-05-18
   listed $79,000 Active 195-char remark

   Show marketing remark (195 chars)

   Bring your hammer and paint brush and put your touches on this property! Room to roam while also being right near amenities. Two car attached garage, a covered front porch, and a large back yard.

8. 2011-03-03
   soldstatus $19,000
9. 2010-06-16
   soldstatus $15,000
10. 2001-11-05
    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: $863 · $72/mo
• Projected year-2 tax: $863 · $72/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,281
• − Mortgage interest: −$2,795
• − Property taxes: −$863
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,452
• Taxable income: $4,999
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,242/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: Dawson-Bryant Local
• NCES district ID: 3904792
• Math proficiency: 44% ▼ -31.00%
• Reading proficiency: 50% ▼ -19.00%
• Median HH income: $45,537
• Composite: 39.85/100
• National rank: #3870
• State rank: #485 of 656 in OH

Livability — Coal Grove

• Score: 66/100
• State rank: #638
• US rank: #11274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

+72.5% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $69,000 Cincy MLS
• 2026-05-22 Price Changed $69,000 MLSNOW
• 2026-05-18 Listed $79,000 MLSNOW
• 2026-05-18 Listed $79,000 Cincy MLS
• 2011-03-03 Sold (Public Records) $19,000 Public Records
• 2010-06-16 Sold (Public Records) $15,000 Public Records
• 2001-11-05 Sold (Public Records) $40,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $863 · +24.7% YoY. Source: county tax records.