1007 N 5th St · Ironton, OH 45638

$119,900

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 4 Days on market

Built 1963 8,276 sqft lot Est $132k · 9% under

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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 +12.9/30.0
• ARV discount +11.5/15.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come inside this brick ranch and find two bedrooms, open concept in kitchen and dining area with bar joining the two rooms and one bath. You have a one car attached garage, fenced side and backyard and central heat and air. New carpet at closing per the seller. Call today!

Key facts

• Single floor plan
• Backyard oasis
• Generous living room

Tags

• SINGLE FLOOR PLAN
• GENEROUS LIVING ROOM
• WELL DONE LANDSCAPING
• BACKYARD OASIS
• PRIVACY AND PATIO

Property features AI

Exterior

• Parking: 1-car garage; Off-street parking
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Single-story
• Construction: Shingle roof
• Exterior features: Patio; Chain link fence; Level lot

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Range; Oven; Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-9 ($-102/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (20.0% below list).
• Recommended offer: $96k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Ironton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#354 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• Ironton City School District (suburban): math 54% / reading 58% proficiency, ranked #382 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $62k; list at $120k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,921 (20.0% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $131,572
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 N 5th Street St	0.04mi	2/1.0	1,094 (+6%)	4mo	$138,900	$127	85
809 N 5th St	0.17mi	2/1.0	988 (-5%)	3mo	$125,000	$127	82
1014 N 3rd St	0.23mi	2/1.0	988 (-5%)	21mo	$16,000	$16	64
930 N 3rd St	0.21mi	2/2.0	901 (-13%)	15mo	$119,000	$132	52
1529 Karin St	0.67mi	3/1.0 (+1)	988 (-5%)	9mo	$143,000	$145	49
901 Elmwood Avenue St	0.72mi	2/1.0	1,045 (+1%)	23mo	$72,000	$69	46
1513 Karin St St	0.57mi	3/1.0 (+1)	1,152 (+11%)	8mo	$195,000	$169	43
1504 Karin St	0.53mi	3/1.0 (+1)	1,164 (+12%)	14mo	$118,000	$101	38

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-19,996
• Equity at exit: $17,877

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-18,208
• Equity at exit: $10,367

Cash invested: $33,572 (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: 84
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-9

Break-even live

Break-even rent $970

Max offer price $118,393

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $25	+0% $-9	+5% $-42	+10% $-76
Rent	-10% $-84	-5% $-46	+0% $-9	+5% $29	+10% $67
Rate	-1.0pp $52	-0.5pp $22	base $-9	+0.5pp $-40	+1.0pp $-71

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   statusdays on market $119,900 Pending 4 DOM
2. 2026-06-09
   days on market $119,900 Active 3 DOM
3. 2026-06-08
   days on market $119,900 Active 2 DOM
4. 2026-06-07
   remarks 547-char remark
5. 2026-06-07
   listed $119,900 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: $1,051 · $88/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$410/yr (+$34/mo · 39.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,511
• − Mortgage interest: −$6,716
• − Property taxes: −$1,051
• − Insurance: −$600
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$3,488
• Taxable loss: −$2,186
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $422/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: Ironton City School District
• NCES district ID: 3904414
• Math proficiency: 54% ▼ -10.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $32,999
• Composite: 46.13/100
• National rank: #2505
• State rank: #382 of 656 in OH

Livability — Ironton

• Score: 72/100
• State rank: #354
• US rank: #5718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironton, OH
• 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

+233.1% since first listed

5 events — show timeline

• 2026-06-05 Listed $119,900 HBRMLS
• 2017-05-24 Sold (Public Records) $62,040 Public Records
• 2017-05-23 Sold (MLS) $66,000 AABOR
• 2017-02-17 Listed $72,500 AABOR
• 1985-03-19 Sold (Public Records) $36,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,051 · +14.5% YoY. Source: county tax records.