46348 St. Rt. 556 · Beallsville, OH 43716

$159,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 53 Days on market

Built 1980 1.13 ac lot $114/sqft · 48% below area Est $306k · 48% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +7.1/10.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Take advantage of this lovely ONE OWNER log house sitting on over an acre of ground in the heart of Switzerland of Ohio just waiting for you to start the next journey. Whether your starting out or settling down this well cared for home offers everything you will need to make it your own. Some of what this home has to offer is a sizeable eat in kitchen with an island, walk in pantry, large living room, 3 beds, a large bath, first floor laundry and a full dry basement with kitchenette giving you the potential to have a total of 2400 square feet of living space! Outside you will find a nice front yard, a covered front porch, a covered side porch, a rear deck, downstairs patio, 2 garden sheds,

Key facts

• Covered front porch
• Eat in kitchen
• First floor laundry

Tags

• LOG HOUSE
• EAT IN KITCHEN
• WALK IN PANTRY
• FIRST FLOOR LAUNDRY
• FULL DRY BASEMENT
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Covered carport (2 spaces); Detached garage; Driveway; Additional parking; Gravel parking areas
• Utilities: Public water; Septic tank
• Home design: Single-story home; Log construction; Metal roof; Block foundation
• Construction: Built (year per public records); Log construction with metal roof and block foundation
• Exterior features: Covered patio/porch; Deck; Front porch; Patio; Outbuilding(s), shed(s) and storage; Property has a view; Approximately 1.13-acre lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in layout with kitchen island and pantry
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Electric heating; Propane heating; Wood heating; Ceiling fan(s) for cooling
• Interior features: Beamed ceilings; Ceiling fan(s); Eat-in kitchen; Kitchen island; Pantry; Electric fireplace (living room); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (23.9% below list).
• Recommended offer: $121k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#996 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D+, amenities F.
• Switzerland Of Ohio Local (rural): math 39% / reading 51% proficiency, ranked #503 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Monroe County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, 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 53 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,004 (23.9% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.76% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (median comp): $306,049
• List price: $159,000
• Delta: -48.05%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.63×
• Total profit: $27,874
• Equity at exit: $81,656

10-year hold

• IRR: 12.0%
• Equity multiple: 3.00×
• Total profit: $89,001
• Equity at exit: $134,391

Cash invested: $44,520 (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 43716

• Home prices YoY: 1.8%
• Active inventory: 8
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-12

Break-even live

Break-even rent $1,225

Max offer price $156,863

Occupancy floor 96%

Sensitivity live

Price	-10% $78	-5% $33	+0% $-12	+5% $-57	+10% $-102
Rent	-10% $-108	-5% $-60	+0% $-12	+5% $36	+10% $83
Rate	-1.0pp $68	-0.5pp $28	base $-12	+0.5pp $-53	+1.0pp $-95

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   statusdays on market $159,000 Contingent 53 DOM
2. 2026-06-18
   days on market $159,000 Active 51 DOM
3. 2026-06-17
   days on market $159,000 Active 50 DOM
4. 2026-06-16
   days on market $159,000 Active 49 DOM
5. 2026-06-15
   days on market $159,000 Active 48 DOM
6. 2026-06-13
   days on market $159,000 Active 46 DOM
7. 2026-06-12
   days on market $159,000 Active 45 DOM
8. 2026-06-09
   days on market $159,000 Active 42 DOM
9. 2026-06-08
   days on market $159,000 Active 41 DOM
10. 2026-06-08
    days on market $159,000 Active 40 DOM
11. 2026-06-04
    days on market $159,000 Active 36 DOM
12. 2026-06-02
    days on market $159,000 Active 35 DOM
13. 2026-06-01
    days on market $159,000 Active 34 DOM
14. 2026-05-31
    days on market $159,000 Active 33 DOM
15. 2026-04-26
    listed $159,000 Active 944-char remark

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$832/yr (+$69/mo · 102.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,520
• − Mortgage interest: −$8,906
• − Property taxes: −$816
• − Insurance: −$795
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$4,625
• Taxable loss: −$2,945
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $562/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: Switzerland Of Ohio Local
• NCES district ID: 3904865
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $40,358
• Composite: 37.67/100
• National rank: #4367
• State rank: #503 of 656 in OH

Livability — Beallsville

• Score: 60/100
• State rank: #996
• US rank: #19562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe · 13,010 people
• Population (ZIP): 1,970
• Household income: $54,314
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 3.5

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,685 people
• By 2030: 13,113 · -4.2%
• By 2040: 11,852 · -13.4%
• By 2050: 10,621 · -22.4%
• By 2075: 7,975 · -41.7%
• By 2100: 5,494 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Polish 6% Lithuanian 3% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+59.8) · D 19.7% · R 79.4%
• 2008→2024 swing: -68.9pp toward R · 2008: 9.2pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+54.0 2016: R+46.9 2012: R+7.9 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.11%
• Current HPI: 238.8698
• 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 events — show timeline

• 2026-06-19 Contingent — MLSNOW
• 2026-04-26 Listed $159,000 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $816 · +25.8% YoY. Source: county tax records.