691 Brownell Ave · Middleport, OH 45760

$19,500

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 217 Days on market

Built 1900 4,792 sqft lot $31/sqft · 22% below area Est $25k · 22% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Check out this two-bedroom, one-bath home in the village of Middleport, Ohio! This property already has remodeling started, and it's ready for you to finish it out. The home features off-street parking for your convenience and a cozy layout and a new roof. Whether you're looking for an affordable first home, a project to make your own, this place has great potential. Bring your ideas and make this house your next home! This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• Off-street parking
• New roof
• 4,792 sq ft lot

Tags

• OFF-STREET PARKING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $20k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#765 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Meigs Local (rural): math 20% / reading 35% proficiency, ranked #594 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; lower-income renter base — watch delinquency; 3 units permitted in Meigs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $146 of equity ($135 loan paydown + $11 appreciation (0.1% local appreciation)).
• Meigs County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 4.19% ✓
• Cap rate: 36.85%
• Cash-on-cash: 109.15%
• DSCR: 5.86
• GRM: 2.0

CMA / ARV

• ARV (median comp): $25,101
• List price: $19,500
• Delta: -22.31%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 97.1%
• Equity multiple: 5.93×
• Total profit: $26,941
• Equity at exit: $5,718

10-year hold

• IRR: 98.3%
• Equity multiple: 12.28×
• Total profit: $61,608
• Equity at exit: $6,918

Cash invested: $5,460 (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 45760

• Home prices YoY: 0.0%
• Active inventory: 9
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$102
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $430

Break-even live

Break-even rent $273

Max offer price $19,500

Occupancy floor 42%

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $19,500 Active 217 DOM
2. 2026-06-18
   days on market $19,500 Active 216 DOM
3. 2026-06-17
   days on market $19,500 Active 215 DOM
4. 2026-06-16
   days on market $19,500 Active 214 DOM
5. 2026-06-15
   days on market $19,500 Active 213 DOM
6. 2026-06-14
   days on market $19,500 Active 211 DOM
7. 2026-06-12
   days on market $19,500 Active 210 DOM
8. 2026-06-09
   days on market $19,500 Active 207 DOM
9. 2026-06-08
   days on market $19,500 Active 206 DOM
10. 2026-06-07
    days on market $19,500 Active 205 DOM
11. 2026-06-05
    days on market $19,500 Active 202 DOM
12. 2026-06-03
    days on market $19,500 Active 201 DOM
13. 2026-06-02
    days on market $19,500 Active 200 DOM
14. 2026-06-01
    days on market $19,500 Active 199 DOM
15. 2026-05-31
    days on market $19,500 Active 198 DOM
16. 2026-05-30
    days on market $19,500 Active 197 DOM
17. 2026-02-25
    status Active 738-char remark

    Show marketing remark (738 chars)

    Check out this two-bedroom, one-bath home in the village of Middleport, Ohio! This property already has remodeling started, and it's ready for you to finish it out. The home features off-street parking for your convenience and a cozy layout and a new roof. Whether you're looking for an affordable first home, a project to make your own, this place has great potential. Bring your ideas and make this house your next home! This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

18. 2026-01-08
    price $24,500 738-char remark

    Show marketing remark (738 chars)

    Check out this two-bedroom, one-bath home in the village of Middleport, Ohio! This property already has remodeling started, and it's ready for you to finish it out. The home features off-street parking for your convenience and a cozy layout and a new roof. Whether you're looking for an affordable first home, a project to make your own, this place has great potential. Bring your ideas and make this house your next home! This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

19. 2025-12-09
    price $28,500 738-char remark

    Show marketing remark (738 chars)

    Check out this two-bedroom, one-bath home in the village of Middleport, Ohio! This property already has remodeling started, and it's ready for you to finish it out. The home features off-street parking for your convenience and a cozy layout and a new roof. Whether you're looking for an affordable first home, a project to make your own, this place has great potential. Bring your ideas and make this house your next home! This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

20. 2025-11-10
    listed $32,500 Active 738-char remark

    Show marketing remark (738 chars)

    Check out this two-bedroom, one-bath home in the village of Middleport, Ohio! This property already has remodeling started, and it's ready for you to finish it out. The home features off-street parking for your convenience and a cozy layout and a new roof. Whether you're looking for an affordable first home, a project to make your own, this place has great potential. Bring your ideas and make this house your next home! This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

21. 2005-07-13
    soldstatus $25,000

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,815
• − Mortgage interest: −$1,092
• − Property taxes: −$470
• − Insurance: −$895
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$567
• Taxable income: $5,220
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $3,909/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: Meigs Local
• NCES district ID: 3904852
• Math proficiency: 20% ▼ -23.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $34,110
• Composite: 22.56/100
• National rank: #8079
• State rank: #594 of 656 in OH

Livability — Middleport

• Score: 64/100
• State rank: #765
• US rank: #13813

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: Middleport, OH
• County: Meigs · 23,356 people
• Population (ZIP): 3,682
• Household income: $37,014
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 9.3

Population outlook (Meigs County) Hauer SSP2

• Today (2025): 21,933 people
• By 2030: 20,975 · -4.4%
• By 2040: 18,650 · -15.0%
• By 2050: 16,243 · -25.9%
• By 2075: 10,860 · -50.5%
• By 2100: 6,510 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Iranian 3% Slovak 2% German 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Meigs

• 2024 margin: Solid R (+57.0) · D 21.2% · R 78.1%
• 2008→2024 swing: -38.4pp toward R · 2008: -18.6pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.2 2016: R+50.1 2012: R+18.8 2008: R+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.06%
• Current HPI: 141.1158
• 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

-2.0% since first listed

5 events — show timeline

• 2026-02-25 Relisted — ACBOR
• 2026-01-08 Price Changed $24,500 ACBOR
• 2025-12-09 Price Changed $28,500 ACBOR
• 2025-11-10 Listed $32,500 ACBOR
• 2005-07-13 Sold (Public Records) $25,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $470 · +12.8% YoY. Source: county tax records.