52 West St · Bloomingburg, OH 43106

$10,000

3 bd · 1.0 ba · 1,726 sqft · SingleFamily public records · 19 Days on market

Built 1900 0.34 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Cash flow +3.1/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

''AUCTION'' Opportunity and endless possibilities await with this 3-bedroom home located in the heart of the village of Bloomingburg. Offering approximately 1,303 square feet of living space, this property also features an additional 423-square-foot unfinished attic that could easily be transformed into additional bedrooms, office space, storage, or a bonus living area. Situated on a spacious 0.332-acre lot, the property provides plenty of outdoor space to enjoy, garden, entertain, or expand. The home is currently livable but is in need of updates and TLC, making it an excellent opportunity for investors, flippers, landlords, or buyers looking to build equity through renovation. Whether you are searching for your next investment project, rental property, or affordable home with room to grow, this property offers strong potential and a chance to make it your own.

Key facts

• Spacious village lot
• Unfinished attic
• 0.34 acre lot

Tags

• UNFINISHED ATTIC
• SPACIOUS VILLAGE LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 200+ amp electrical service
• Home design: Single-family residence; Two levels; Residential property (sold via auction)
• Construction: Vinyl siding; Partial basement (foundation present)
• Exterior features: Asphalt roof

Interior

• Kitchen: Range; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Propane heating; No central cooling
• Interior features: Double pane windows; Partial basement

🔨 Auction listing. The $10,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $260,626 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $-837 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,032 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, schools F.
• Miami Trace Local (rural): math 61% / reading 67% proficiency, ranked #235 of 656 in OH (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Fayette County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 39.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,850 (1.5% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 2.44%
• Cash-on-cash: -13.77%
• DSCR: 0.39
• GRM: 17.8

CMA / ARV

• ARV (on-the-fly): $260,626
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 West St	0.00mi	3/1.0	1,726 (0%)	1mo	$69,000	$40	99
100 West St	0.15mi	3/2.0	1,872 (+8%)	13mo	$465,000	$248	64
100 Main St	0.25mi	4/2.0 (+1)	1,783 (+3%)	22mo	$230,000	$129	56
6648 State Route 38 NE	0.59mi	3/2.0	1,816 (+5%)	16mo	$275,000	$151	47
41 Lincoln St	0.25mi	3/2.5	1,512 (-12%)	19mo	$272,000	$180	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.21×
• Total profit: $88,637
• Equity at exit: $234,793

10-year hold

• IRR: 14.5%
• Equity multiple: 5.15×
• Total profit: $302,992
• Equity at exit: $506,339

Cash invested: $72,975 (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 43106

• Home prices YoY: 8.9%
• Active inventory: 7
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$1,367
• Tax est. 1.5%: −$326 /mo · $3,909/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-837

Break-even live

Break-even rent $2,280

Max offer price $139,474

Occupancy floor —

Sensitivity live

Price	-10% $-657	-5% $-747	+0% $-837	+5% $-927	+10% $-1,017
Rent	-10% $-934	-5% $-885	+0% $-837	+5% $-789	+10% $-741
Rate	-1.0pp $-706	-0.5pp $-771	base $-837	+0.5pp $-905	+1.0pp $-973

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: $65,156
• Closing costs: $7,819
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   listed $10,000 Active 226-char remark

   Show marketing remark (874 chars)

   ''AUCTION'' Opportunity and endless possibilities await with this 3-bedroom home located in the heart of the village of Bloomingburg. Offering approximately 1,303 square feet of living space, this property also features an additional 423-square-foot unfinished attic that could easily be transformed into additional bedrooms, office space, storage, or a bonus living area. Situated on a spacious 0.332-acre lot, the property provides plenty of outdoor space to enjoy, garden, entertain, or expand. The home is currently livable but is in need of updates and TLC, making it an excellent opportunity for investors, flippers, landlords, or buyers looking to build equity through renovation. Whether you are searching for your next investment project, rental property, or affordable home with room to grow, this property offers strong potential and a chance to make it your own.

2. 2026-05-08
   listed $10,000 Active 874-char remark

   Show marketing remark (874 chars)

   ''AUCTION'' Opportunity and endless possibilities await with this 3-bedroom home located in the heart of the village of Bloomingburg. Offering approximately 1,303 square feet of living space, this property also features an additional 423-square-foot unfinished attic that could easily be transformed into additional bedrooms, office space, storage, or a bonus living area. Situated on a spacious 0.332-acre lot, the property provides plenty of outdoor space to enjoy, garden, entertain, or expand. The home is currently livable but is in need of updates and TLC, making it an excellent opportunity for investors, flippers, landlords, or buyers looking to build equity through renovation. Whether you are searching for your next investment project, rental property, or affordable home with room to grow, this property offers strong potential and a chance to make it your own.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,641
• − Mortgage interest: −$14,599
• − Property taxes: −$3,909
• − Insurance: −$1,303
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$7,582
• Taxable loss: −$15,095
• Est. tax savings @ 24.0%: +$3,623
• After-tax cash flow: $-6,424/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: Miami Trace Local
• NCES district ID: 3910010
• Math proficiency: 61% ▼ -15.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $45,826
• Composite: 53.98/100
• National rank: #1398
• State rank: #235 of 656 in OH

Livability — Bloomingburg

• Score: 59/100
• State rank: #1032
• US rank: #20487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomingburg, OH
• County: Fayette · 25,566 people
• Population (ZIP): 1,562
• Household income: $62,853
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 5.8

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.72%
• Current HPI: 254.4499
• 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

+590.0% since first listed

4 events — show timeline

• 2026-05-27 Sold (MLS) $69,000 CBRMLS
• 2026-05-21 Pending — CBRMLS
• 2026-05-08 Listed $10,000 CBRMLS
• 2026-05-08 Listed $10,000 SVAR

Property tax history

+1.6%/yr

Latest (2025): $751 · -1.9% YoY. Source: county tax records.