20231 St Rt 41 · Peebles, OH 45660

$122,500

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 19 Days on market

Built 2022 2.00 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

2 Bed, 1 bath nestled on 2 acres with a great view. This home is move-in ready! All appliances included. Perfect for a starter home or weekend/hunting get away spot! Just minutes from the amish community and many hiking trails! Don't miss the opportunity!

Key facts

• Move-in ready
• Hiking trails
• 2 acre lot

Tags

• MOVE-IN READY
• ALL APPLIANCES INCLUDED
• HIKING TRAILS

Property features AI

Finance

• Other: Approximately 2.00 acres
• HOA & community: No HOA

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank; Electric water heater
• Home design: Cabin/Rustic architectural style; Single-family home; One story
• Construction: Wood siding; Other foundation
• Exterior features: Metal roof; Double-pane windows; Partially wooded lot; Sloped topography; Located on a state highway

Interior

• Kitchen: Kitchen approximately 12 x 9; Dishwasher; Garbage disposal; Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms (both on main level); Primary bedroom approximately 12 x 10; Second bedroom approximately 12 x 8
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Mini-split heating; Mini-split cooling
• Interior features: 4 total rooms; Living room with 'Other' features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (34.5% below list).
• Recommended offer: $80k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.0% in Peebles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#1,052 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Adams County Ohio Valley Local (rural): math 48% / reading 51% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peebles Elementary School (math 56% / reading 52%, grade C, #829 of 1,584 statewide, top 53%, 568 students, 57% FRL); Peebles High School (math 44% / reading 49%, grade D-, #460 of 781 statewide, top 59%, 401 students, 50% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 36 active listings in the ZIP; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($55k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $13k of equity ($847 loan paydown + $12k appreciation (10.0% local appreciation)).
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$33k 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 ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Recommended offer $80,286 (34.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.66% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 12.7

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: 20.8%
• Equity multiple: 2.69×
• Total profit: $57,892
• Equity at exit: $110,358

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $177,329
• Equity at exit: $237,991

Cash invested: $34,300 (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 45660

• Home prices YoY: 6.5%
• Active inventory: 36
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $803 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $-138

Break-even live

Break-even rent $978

Max offer price $98,116

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-103	+0% $-138	+5% $-173	+10% $-207
Rent	-10% $-201	-5% $-170	+0% $-138	+5% $-106	+10% $-75
Rate	-1.0pp $-76	-0.5pp $-107	base $-138	+0.5pp $-170	+1.0pp $-202

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $122,500 Active 19 DOM
2. 2026-06-21
   remarks 299-char remark
3. 2026-06-21
   statusdays on market $122,500 Active 18 DOM
4. 2026-06-18
   days on market $122,500 Contingency Pending 16 DOM
5. 2026-06-17
   days on market $122,500 Contingency Pending 15 DOM
6. 2026-06-16
   days on market $122,500 Contingency Pending 14 DOM
7. 2026-06-15
   days on market $122,500 Contingency Pending 13 DOM
8. 2026-06-13
   days on market $122,500 Contingency Pending 11 DOM
9. 2026-06-12
   days on market $122,500 Contingency Pending 10 DOM
10. 2026-06-09
    days on market $122,500 Contingency Pending 7 DOM
11. 2026-06-08
    days on market $122,500 Contingency Pending 6 DOM
12. 2026-06-07
    days on market $122,500 Contingency Pending 5 DOM
13. 2026-06-05
    days on market $122,500 Contingency Pending 3 DOM
14. 2026-06-04
    status $122,500 Contingency Pending 1 DOM
15. 2026-06-03
    remarks 255-char remark
16. 2026-06-03
    listed $122,500 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: $946 · $79/mo
• Projected year-2 tax: $1,429 · $119/mo
• Expected delta: +$482/yr (+$40/mo · 51.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $9,634
• − Mortgage interest: −$6,862
• − Property taxes: −$946
• − Insurance: −$612
• − Repairs & maintenance: −$771
• − Management: −$771
• − Depreciation: −$3,564
• Taxable loss: −$3,891
• Est. tax savings @ 24.0%: +$934
• After-tax cash flow: $-722/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: Adams County Ohio Valley Local
• NCES district ID: 3906190
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $35,314
• Composite: 40.96/100
• National rank: #3603
• State rank: #463 of 656 in OH

Livability — Peebles

• Score: 58/100
• State rank: #1052
• US rank: #20999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams · 32,832 people
• Population (ZIP): 7,817
• Household income: $54,904
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 11.2

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.99%
• Current HPI: 245.66
• 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

+309.7% since first listed

8 events — show timeline

• 2026-06-02 Listed $122,500 Cincy MLS
• 2025-09-09 Listing Removed — Cincy MLS
• 2025-08-26 Contingent — Cincy MLS
• 2025-08-16 Relisted — Cincy MLS
• 2025-08-02 Contingent — Cincy MLS
• 2025-08-01 Listed $74,900 Cincy MLS
• 2023-04-05 Listing Removed — Cincy MLS
• 2022-10-13 Listed $29,900 Cincy MLS

Property tax history

+20.3%/yr

Latest (2025): $946 · +23.1% YoY. Source: county tax records.