1877 State Route 775 · Proctorville, OH 45669

$41,472

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 154 Days on market

Built 1970 0.31 ac lot $64/sqft · 64% below area

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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 +5.7/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity! I bedroom, 1 bathroom home is a blank canvas. It could be the perfect stater home or rental property for the buyer with the vision to make it great. Recently completed survey.

Key facts

• 0.31 acre lot
• Built 1970
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#147 in OH, #2,275 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, amenities F, employment D-.
• Fairland Local (suburban): math 63% / reading 73% proficiency, ranked #177 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 72 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $287 of loan paydown is wiped out by about $730 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 (-1.8% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,495 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.96% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.42%
• DSCR: 2.71
• GRM: 4.2

CMA / ARV

• ARV (median comp): $116,018
• List price: $41,472
• Delta: -64.25%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.29×
• Total profit: $14,965
• Equity at exit: $8,519

10-year hold

• IRR: 34.8%
• Equity multiple: 4.46×
• Total profit: $40,232
• Equity at exit: $7,728

Cash invested: $11,612 (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 45669

• Home prices YoY: -0.8%
• Active inventory: 72
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$217
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $305

Break-even live

Break-even rent $427

Max offer price $41,472

Occupancy floor 57%

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: $10,368
• Closing costs: $1,244
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $41,472 Active 154 DOM
2. 2026-06-17
   days on market $41,472 Active 153 DOM
3. 2026-06-16
   days on market $41,472 Active 152 DOM
4. 2026-06-15
   days on market $41,472 Active 151 DOM
5. 2026-06-13
   days on market $41,472 Active 149 DOM
6. 2026-06-12
   days on market $41,472 Active 148 DOM
7. 2026-06-09
   days on market $41,472 Active 145 DOM
8. 2026-06-08
   days on market $41,472 Active 144 DOM
9. 2026-06-08
   days on market $41,472 Active 143 DOM
10. 2026-06-07
    days on market $41,472 Active 142 DOM
11. 2026-06-04
    days on market $41,472 Active 139 DOM
12. 2026-06-02
    days on market $41,472 Active 138 DOM
13. 2026-06-01
    days on market $41,472 Active 137 DOM
14. 2026-05-31
    days on market $41,472 Active 136 DOM
15. 2026-01-15
    listed $41,472 Active 206-char remark

    Show marketing remark (206 chars)

    Great investment opportunity! I bedroom, 1 bathroom home is a blank canvas. It could be the perfect stater home or rental property for the buyer with the vision to make it great. Recently completed survey.

16. 2021-11-23
    soldstatus $44,900 528-char remark

    Show marketing remark (528 chars)

    If you are looking to own your home instead of paying rent, here is the home to make that happen! Plenty of space inside and outside to make home ownership a reality. A spacious living area offers room to roam and relax and flows into the updated kitchen and bathroom area(s). The backyard is ready for a garden to be planted, a place to enjoy summer cookouts, and a backyard "retreat" in the fall when the leaves begin to turn. Three storage buildings are included. * Property could also be used as commercial space.

17. 2021-06-07
    listed $55,000 528-char remark

    Show marketing remark (528 chars)

    If you are looking to own your home instead of paying rent, here is the home to make that happen! Plenty of space inside and outside to make home ownership a reality. A spacious living area offers room to roam and relax and flows into the updated kitchen and bathroom area(s). The backyard is ready for a garden to be planted, a place to enjoy summer cookouts, and a backyard "retreat" in the fall when the leaves begin to turn. Three storage buildings are included. * Property could also be used as commercial space.

18. 1998-04-03
    soldstatus $18,000

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$107/yr (+$9/mo · 24.7%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,762
• − Mortgage interest: −$2,323
• − Property taxes: −$433
• − Insurance: −$1,005
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$1,206
• Taxable income: $3,232
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $2,888/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: Fairland Local
• NCES district ID: 3904793
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $47,234
• Composite: 57.41/100
• National rank: #1077
• State rank: #177 of 656 in OH

Livability — Proctorville

• Score: 79/100
• State rank: #147
• US rank: #2275

Category grades

Amenities F Commute A- Cost of living A+ Crime D+ Employment D- Housing A Health & safety A+ 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): 10,085
• Household income: $65,824
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 9.1

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 (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea, China
• Languages at home: 98% English-only · Korean 1% Spanish 1%

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: ▼ -1.76%
• Current HPI: 212.88
• 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

+130.4% since first listed

4 events — show timeline

• 2026-01-15 Listed $41,472 HBRMLS
• 2021-11-23 Sold (MLS) $44,900 HBRMLS
• 2021-06-07 Listed $55,000 HBRMLS
• 1998-04-03 Sold (Public Records) $18,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $433 · +0.0% YoY. Source: county tax records.