4089 St Rt 41 · Manchester, OH 45144

$110,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 15 Days on market

Built 1974 0.46 ac lot

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• DSCR +5.3/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom Brick Ranch with Country Setting. Needs some TLC.

Key facts

• Covered deck
• Ranch home
• Bonus room

Tags

• RANCH HOME
• FUNCTIONAL LAYOUT
• MAJOR UPDATES
• BONUS ROOM
• COVERED DECK
• OUTDOOR RETREAT

Property features AI

Finance

• Other: Lot about 0.459 acres; Located at the intersection of State Route 41 and Roush Hill Rd
• HOA & community: No HOA

Exterior

• Utilities: Public water
• Home design: Ranch-style single family home; One story
• Construction: Brick and vinyl siding exterior; Block foundation; Shingle roof
• Exterior features: Vinyl windows

Interior

• Kitchen: Kitchen roughly 10 x 15
• Bedrooms: Three bedrooms total; Primary bedroom about 10 x 12 (level 1); Second bedroom about 9 x 9 (level 1); Third bedroom about 10 x 9 (level 1)
• Bathrooms: One full bathroom on level 1; Primary bathroom: other
• Heating & cooling: Electric heating with forced air; Central air conditioning; Electric water heater
• Interior features: Five total rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $74 ($894/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (12.5% below list).
• Recommended offer: $96k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#957 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools C-, health & safety C-, amenities F.
• Manchester Local (rural): math 38% / reading 55% proficiency, ranked #497 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; lower-income renter base — watch delinquency; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $1k appreciation (1.0% local appreciation)).
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago 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.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $96,233 (12.5% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.21×
• Total profit: $6,577
• Equity at exit: $37,346

10-year hold

• IRR: 8.6%
• Equity multiple: 2.04×
• Total profit: $32,128
• Equity at exit: $49,470

Cash invested: $30,800 (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 45144

• Home prices YoY: 0.5%
• Active inventory: 37
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $74

Break-even live

Break-even rent $868

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $110,000 Active 15 DOM
2. 2026-06-17
   days on market $110,000 Active 14 DOM
3. 2026-06-16
   days on market $110,000 Active 13 DOM
4. 2026-06-15
   days on market $110,000 Active 12 DOM
5. 2026-06-14
   days on market $110,000 Active 10 DOM
6. 2026-06-10
   days on market $110,000 Active 7 DOM
7. 2026-06-09
   days on market $110,000 Active 6 DOM
8. 2026-06-08
   days on market $110,000 Active 5 DOM
9. 2026-06-07
   days on market $110,000 Active 4 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $110,000 Active 1 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: $757 · $63/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$480/yr (+$40/mo · 63.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,548
• − Mortgage interest: −$6,162
• − Property taxes: −$757
• − Insurance: −$550
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$3,200
• Taxable loss: −$968
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,126/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: Manchester Local
• NCES district ID: 3900537
• Math proficiency: 38% ▼ -20.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $33,374
• Composite: 38.23/100
• National rank: #4246
• State rank: #497 of 656 in OH

Livability — Manchester

• Score: 61/100
• State rank: #957
• US rank: #18445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams · 32,832 people
• Population (ZIP): 4,256
• Household income: $43,896
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 9.5

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 2%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.96%
• Current HPI: 189.9563
• 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

+388.9% since first listed

6 events — show timeline

• 2026-06-03 Listed $110,000 Cincy MLS
• 2025-02-24 Sold (Public Records) $65,000 Public Records
• 2010-04-13 Sold (MLS) $17,500 Cincy MLS
• 2010-01-08 Listed $19,900 Cincy MLS
• 1998-09-14 Sold (Public Records) $40,000 Public Records
• 1975-03-04 Sold (Public Records) $22,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $757 · +22.5% YoY. Source: county tax records.