256 Burley #1 · Crooksville, OH 43731

$49,900

2 bd · None ba · 1,512 sqft · Condo · 7 Days on market

Built 1900 Poor condition

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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
• Appreciation +4.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Explore this 'What could be' charming up- and- down duplex in Crooksville, Ohio-an ideal investment property! Each unit features large 1 bedroom (possible 2) and 1 full bath, ensuring comfortable living spaces. With the added convenience of separate utilities, this property promises both efficiency and potential for a lucrative return on investment. Agent owned.

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 7 days

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; Built in 1900
• Construction: Constructed in 1900
• Exterior features: Lot approximately 0.1 acres

Interior

• Bedrooms: Duplex with a total of 2 units
• Heating & cooling: No central cooling
• Interior features: No central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath condo listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 63/100 on livability (#818 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, health & safety C-, amenities F.
• Crooksville Exempted Village (rural): math 42% / reading 44% proficiency, ranked #523 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 35 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $345 of loan paydown is wiped out by about $403 of value loss. Plan a longer hold.
• Perry County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.53%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.81×
• Total profit: $25,267
• Equity at exit: $12,505

10-year hold

• IRR: 42.3%
• Equity multiple: 5.54×
• Total profit: $63,374
• Equity at exit: $13,527

Cash invested: $13,972 (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 43731

• Home prices YoY: -0.3%
• Active inventory: 15
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $449

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $483	-5% $466	+0% $449	+5% $431	+10% $414
Rent	-10% $369	-5% $409	+0% $449	+5% $488	+10% $528
Rate	-1.0pp $474	-0.5pp $461	base $449	+0.5pp $436	+1.0pp $423

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $49,900 Active 7 DOM
2. 2026-06-18
   days on market $49,900 Active 5 DOM
3. 2026-06-17
   days on market $49,900 Active 4 DOM
4. 2026-06-16
   days on market $49,900 Active 3 DOM
5. 2026-06-15
   days on market $49,900 Active 2 DOM
6. 2026-06-14
   remarks 364-char remark
7. 2026-06-14
   listed $49,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $12,054
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,452
• Taxable income: $4,880
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $4,213/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior siding replacement, roof repair, HVAC system replacement, and landscaping improvements. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major exterior siding — Severe peeling and deterioration
• Major roof — No visible damage, but the overall condition suggests potential issues
• Major interior walls/paint — No visible interior, but the exterior condition suggests potential issues
• Major windows — No visible windows, but the exterior condition suggests potential issues
• Major HVAC/mechanicals — No visible HVAC/mechanicals, but the exterior condition suggests potential issues
• Major landscaping — Overgrown grass and general lack of maintenance

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and structural integrity
• Both roof repair/replacement — Ensures water tightness and structural integrity
• Both HVAC system replacement — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and deterioration	Major	$15,000–50,000
roof · No visible damage, but the overall condition suggests potential issues	Major	$15,000–50,000
interior walls/paint · No visible interior, but the exterior condition suggests potential issues	Major	$15,000–50,000
windows · No visible windows, but the exterior condition suggests potential issues	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, but the exterior condition suggests potential issues	Major	$15,000–50,000
landscaping · Overgrown grass and general lack of maintenance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and structural integrity ↑
• Both roof repair/replacement — Ensures water tightness and structural integrity ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crooksville Exempted Village
• NCES district ID: 3904535
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $37,608
• Composite: 35.79/100
• National rank: #4837
• State rank: #523 of 656 in OH

Livability — Crooksville

• Score: 63/100
• State rank: #818
• US rank: #15209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crooksville, OH
• County: Morgan · 19,509 people
• Population (ZIP): 4,982
• Household income: $55,417
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 5.2

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 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: ▼ -0.81%
• Current HPI: 247.8715
• 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

1 event — show timeline

• 2026-05-08 Listed $49,900 CBRMLS