210 Brubaker Dr · South Point, OH 45680

$76,000

2 bd · 1.0 ba · 750 sqft · MultiFamily public records · 61 Days on market

Built 1969 4,320 sqft lot $101/sqft · 25% below area Est $102k · 25% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Looking for inexpensive place to live? This is a great starter home that needs TLC. The basement is partially finished and adds an additional 300 sq ft to the size of the home. This home is ready for you to put your own touches on it.

Key facts

• 4,320 sq ft lot
• Garage
• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $76k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#264 in OH, #4,218 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• South Point Local (suburban): math 34% / reading 51% proficiency, ranked #525 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 18 units permitted in Lawrence 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

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k 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

• It's been on market 61 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $76k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $71,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.08% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $101,846
• List price: $76,000
• Delta: -25.38%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-3,465
• Equity at exit: $11,332

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $8,388
• Equity at exit: $6,571

Cash invested: $21,280 (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 45680

• Home prices YoY: -9.1%
• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$80 /mo · $966/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $139

Break-even live

Break-even rent $646

Max offer price $76,000

Occupancy floor 78%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $76,000 Active 61 DOM
2. 2026-06-17
   days on market $76,000 Active 60 DOM
3. 2026-06-16
   days on market $76,000 Active 59 DOM
4. 2026-06-15
   days on market $76,000 Active 58 DOM
5. 2026-06-13
   days on market $76,000 Active 56 DOM
6. 2026-06-12
   days on market $76,000 Active 55 DOM
7. 2026-06-09
   days on market $76,000 Active 52 DOM
8. 2026-06-08
   days on market $76,000 Active 51 DOM
9. 2026-06-08
   days on market $76,000 Active 50 DOM
10. 2026-06-05
    days on market $76,000 Active 48 DOM
11. 2026-06-04
    days on market $76,000 Active 46 DOM
12. 2026-06-02
    days on market $76,000 Active 45 DOM
13. 2026-06-01
    days on market $76,000 Active 44 DOM
14. 2026-05-31
    days on market $76,000 Active 43 DOM
15. 2026-04-17
    listed $76,000 Active 234-char remark

    Show marketing remark (234 chars)

    Looking for inexpensive place to live? This is a great starter home that needs TLC. The basement is partially finished and adds an additional 300 sq ft to the size of the home. This home is ready for you to put your own touches on it.

16. 1992-01-27
    soldstatus $20,000

ⓘ 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: $966 · $80/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$110/yr (+$9/mo · 11.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $9,867
• − Mortgage interest: −$4,257
• − Property taxes: −$966
• − Insurance: −$380
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$2,211
• Taxable income: $475
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $1,553/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: South Point Local
• NCES district ID: 3904795
• Math proficiency: 34% ▼ -26.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $38,807
• Composite: 35.43/100
• National rank: #4935
• State rank: #525 of 656 in OH

Livability — South Point

• Score: 75/100
• State rank: #264
• US rank: #4218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Point, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 11,878
• Household income: $55,348
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2.0

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 (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -17.42%
• Current HPI: 173.8502
• 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

+280.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $76,000 HBRMLS
• 1992-01-27 Sold (Public Records) $20,000 Public Records

Property tax history

+3.6%/yr

Latest (2024): $966 · +8.0% YoY. Source: county tax records.