20 5th St · The Plains, OH 45780

$100,000

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 28 Days on market

Built 1940 Est $149k · 33% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE OPPORTUNITY! Located in a great location in the Athens City Schools, this neat and clean three bedroom one level home offers quite living just off the beaten path. You could potentially own your home for less than you are paying for rent; this is the moment you've been waiting for. Purchase this affordable home, pay approximately $500 a month, and stop renting! (Confirm with your lender) On top of the savings you'll have by owning, you also have peace of mind since some of the major updates have been taken care of too. All within the last 3 years (ATO), the roof, windows, flooring, and also the water heater have been updated! Do you have pets? This home also has a nice flat yard and a fenced in area too! There is plenty of off street parking as well. Call today and let me show you how to purchase this home.

Key facts

• Fenced in area
• Off street parking
• Great location

Tags

• GREAT LOCATION
• MAJOR UPDATES
• FLAT YARD
• FENCED IN AREA
• OFF STREET PARKING

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$148,736) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#292 in OH, #4,780 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• Athens City (town): math 50% / reading 61% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $148,736
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 3rd St	0.44mi	2/1.5 (-1)	1,306 (+12%)	3mo	$70,000	$54	49
36 Johnson Rd	0.73mi	3/2.0	1,332 (+15%)	1mo	$170,000	$128	37
17 West 2nd St	0.72mi	2/2.0 (-1)	1,054 (-9%)	10mo	$207,000	$196	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $845
• Equity at exit: $14,910

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $22,796
• Equity at exit: $8,646

Cash invested: $28,000 (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 45780

• Home prices YoY: -22.4%
• Active inventory: 8
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$157 /mo · $1,885/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $267

Break-even live

Break-even rent $915

Max offer price $100,000

Occupancy floor 74%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 28 DOM
2. 2026-06-18
   days on market $100,000 Active 27 DOM
3. 2026-06-17
   days on market $100,000 Active 26 DOM
4. 2026-06-16
   days on market $100,000 Active 25 DOM
5. 2026-06-15
   days on market $100,000 Active 24 DOM
6. 2026-06-14
   days on market $100,000 Active 22 DOM
7. 2026-06-12
   days on market $100,000 Active 21 DOM
8. 2026-06-09
   days on market $100,000 Active 18 DOM
9. 2026-06-08
   days on market $100,000 Active 17 DOM
10. 2026-06-07
    days on market $100,000 Active 16 DOM
11. 2026-06-02
    days on market $100,000 Active 11 DOM
12. 2026-06-01
    days on market $100,000 Active 10 DOM
13. 2026-05-31
    days on market $100,000 Active 9 DOM
14. 2026-05-30
    days on market $100,000 Active 8 DOM
15. 2026-05-14
    listed $100,000 Active

    Show marketing remark (829 chars)

    AFFORDABLE OPPORTUNITY! Located in a great location in the Athens City Schools, this neat and clean three bedroom one level home offers quite living just off the beaten path. You could potentially own your home for less than you are paying for rent; this is the moment you've been waiting for. Purchase this affordable home, pay approximately $500 a month, and stop renting! (Confirm with your lender) On top of the savings you'll have by owning, you also have peace of mind since some of the major updates have been taken care of too. All within the last 3 years (ATO), the roof, windows, flooring, and also the water heater have been updated! Do you have pets? This home also has a nice flat yard and a fenced in area too! There is plenty of off street parking as well. Call today and let me show you how to purchase this home.

16. 2026-05-14
    listed $100,000 Active 829-char remark

    Show marketing remark (829 chars)

    AFFORDABLE OPPORTUNITY! Located in a great location in the Athens City Schools, this neat and clean three bedroom one level home offers quite living just off the beaten path. You could potentially own your home for less than you are paying for rent; this is the moment you've been waiting for. Purchase this affordable home, pay approximately $500 a month, and stop renting! (Confirm with your lender) On top of the savings you'll have by owning, you also have peace of mind since some of the major updates have been taken care of too. All within the last 3 years (ATO), the roof, windows, flooring, and also the water heater have been updated! Do you have pets? This home also has a nice flat yard and a fenced in area too! There is plenty of off street parking as well. Call today and let me show you how to purchase this home.

17. 2016-09-08
    soldstatus $65,000
18. 1993-12-28
    soldstatus $42,700
19. 1993-02-16
    soldstatus $8,000

ⓘ 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: $1,885 · $157/mo
• Projected year-2 tax: $1,885 · $157/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,042
• − Mortgage interest: −$5,602
• − Property taxes: −$1,885
• − Insurance: −$500
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,909
• Taxable income: $1,739
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $2,788/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: Athens City
• NCES district ID: 3904352
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $30,360
• Composite: 45.43/100
• National rank: #2620
• State rank: #393 of 656 in OH

Livability — The Plains

• Score: 74/100
• State rank: #292
• US rank: #4780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Plains, OH
• County: Athens · 60,466 people
• City population: 2,653
• Population (ZIP): 2,653
• Household income: $51,789
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 17.4

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 5% Slovak 4% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.50%
• Current HPI: 164.4902
• 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

+1150.0% since first listed

5 events — show timeline

• 2026-05-14 Listed $100,000 Fizber.com
• 2026-05-14 Listed $100,000 FSBO.com
• 2016-09-08 Sold (Public Records) $65,000 Public Records
• 1993-12-28 Sold (Public Records) $42,700 Public Records
• 1993-02-16 Sold (Public Records) $8,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,885 · +17.8% YoY. Source: county tax records.