13924 George Ice Rd Rd · Glenford, OH 43739

$1

3 bd · 1.5 ba · 1,136 sqft · SingleFamily · 20 Days on market

Built 1981 33 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

''Real Estate Auction - May 28 at 6:00 PM. Exceptional opportunity to purchase approximately 32.58 acres of country acreage offered as a whole or in smaller tracts, located on a paved road with easy access and a desirable rural setting in Perry County. The 2.58-acre tract features a ranch-style home built in the 1980s with a full basement and attached garage, offering excellent potential for updating and renovation. Additional improvements include two buildings on the property currently used for storage and cattle, with fencing in place for livestock, making it well-suited for agricultural or hobby farm use. The remaining acreage is offered in tracts of approximately 10 acres and 20 acres,

Key facts

• Paved road
• Attached garage
• Ranch-style home

Tags

• 32.58 ACRES
• PAVED ROAD
• RURAL SETTING
• RANCH-STYLE HOME
• FULL BASEMENT
• ATTACHED GARAGE

Property features AI

Finance

• Other: Property offered via auction or standard listing; Lot size approximately 32.58 acres (may be dividable)

Exterior

• Parking: Attached garage; 2 garage spaces; Additional farm building parking
• Utilities: Well water; Private sewer
• Home design: Single-family residence; One story; Built in 1981; No shared/common walls; Suitable for farm use; Total building area approximately 2,376
• Construction: Block foundation
• Exterior features: Deck; Fenced pasture; Wooded areas; Outbuilding (farm structure)

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Living area approximately 1,136

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 72/100 on livability (#371 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northern Local (rural): math 56% / reading 64% proficiency, ranked #284 of 656 in OH (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; solid renter incomes; 35 units permitted in Perry County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($100k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Perry County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Recommended offer $1

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
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: 111858.00% ✓
• Cap rate: 1060411.84%
• Cash-on-cash: 3787162.67%
• DSCR: 168508.43
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 201068.55×
• Total profit: $56,299
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 434162.49×
• Total profit: $121,565
• Equity at exit: $2

Cash invested: $0 (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 43739

• Home prices YoY: 5.6%
• Active inventory: 6

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $884

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-08
   listed $1 Active 1414-char remark

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,423
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$0
• Taxable income: $11,275
• Est. tax owed @ 24.0%: −$2,706
• After-tax cash flow: $7,898/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: Northern Local
• NCES district ID: 3904905
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $54,557
• Composite: 51.48/100
• National rank: #1724
• State rank: #284 of 656 in OH

Livability — Glenford

• Score: 72/100
• State rank: #371
• US rank: #6001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Perry · 33,432 people
• Metro: Columbus, OH
• Population (ZIP): 2,743
• Household income: $100,189
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 24.4

Population outlook (Perry County) Hauer SSP2

• Today (2025): 35,614 people
• By 2030: 34,925 · -1.9%
• By 2040: 32,919 · -7.6%
• By 2050: 30,375 · -14.7%
• By 2075: 23,805 · -33.2%
• By 2100: 17,756 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Serbian 3% Slovak 2% Polish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -51.5pp toward R · 2008: -3.0pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+49.5 2016: R+40.3 2012: R+4.4 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.00%
• Current HPI: 318.8531
• 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