1667 Stone Rd · Andersonville, OH 45601

$67,500

3 bd · 2.0 ba · 51 sqft · Manufactured public records · 139 Days on market

Built 2015

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for something affordable? Maybe your first home or something that's maintenance free, come take a look at this one owner home that's ready for new owners. Large open kitchen with center island gives lots of room for meal prep. Large living room will accommodate a sectional couch and more. Three bedrooms so everyone has their space. Owner's suite has a large walk-in close, oversized bathroom with large soaking tub, double sinks and separate shower. Maintenance free metal roof, new AC unit in 2025 and covered front porch. Two storage sheds will stay, so you have plenty of room for belongings. Affordable lot rent of $225 per month includes sewer and trash. located on Lot 55

Key facts

• Walk-in closet
• Soaking tub
• Oversized bathroom

Tags

• LARGE OPEN KITCHEN
• CENTER ISLAND
• OWNER'S SUITE
• WALK-IN CLOSET
• OVERSIZED BATHROOM
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#618 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Union-Scioto Local (town): math 54% / reading 61% proficiency, ranked #331 of 656 in OH (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 179 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $68k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $12,712
• Equity at exit: $10,064

10-year hold

• IRR: 25.2%
• Equity multiple: 3.20×
• Total profit: $41,568
• Equity at exit: $5,836

Cash invested: $18,900 (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 45601

• Active inventory: 179
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $371

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 60%

Sensitivity live

Price	-10% $418	-5% $394	+0% $371	+5% $348	+10% $324
Rent	-10% $287	-5% $329	+0% $371	+5% $413	+10% $455
Rate	-1.0pp $405	-0.5pp $388	base $371	+0.5pp $354	+1.0pp $336

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   days on market $67,500 Active 139 DOM
2. 2026-06-08
   days on market $67,500 Active 138 DOM
3. 2026-06-08
   days on market $67,500 Active 137 DOM
4. 2026-06-07
   days on market $67,500 Active 136 DOM
5. 2026-06-04
   days on market $67,500 Active 133 DOM
6. 2026-06-02
   days on market $67,500 Active 132 DOM
7. 2026-06-01
   days on market $67,500 Active 131 DOM
8. 2026-05-31
   days on market $67,500 Active 130 DOM
9. 2026-04-03
   price $67,500 687-char remark

   Show marketing remark (687 chars)

   Looking for something affordable? Maybe your first home or something that's maintenance free, come take a look at this one owner home that's ready for new owners. Large open kitchen with center island gives lots of room for meal prep. Large living room will accommodate a sectional couch and more. Three bedrooms so everyone has their space. Owner's suite has a large walk-in close, oversized bathroom with large soaking tub, double sinks and separate shower. Maintenance free metal roof, new AC unit in 2025 and covered front porch. Two storage sheds will stay, so you have plenty of room for belongings. Affordable lot rent of $225 per month includes sewer and trash. located on Lot 55

10. 2026-03-11
    price $69,500 687-char remark

    Show marketing remark (687 chars)

    Looking for something affordable? Maybe your first home or something that's maintenance free, come take a look at this one owner home that's ready for new owners. Large open kitchen with center island gives lots of room for meal prep. Large living room will accommodate a sectional couch and more. Three bedrooms so everyone has their space. Owner's suite has a large walk-in close, oversized bathroom with large soaking tub, double sinks and separate shower. Maintenance free metal roof, new AC unit in 2025 and covered front porch. Two storage sheds will stay, so you have plenty of room for belongings. Affordable lot rent of $225 per month includes sewer and trash. located on Lot 55

11. 2026-02-19
    price $70,000 687-char remark

    Show marketing remark (687 chars)

    Looking for something affordable? Maybe your first home or something that's maintenance free, come take a look at this one owner home that's ready for new owners. Large open kitchen with center island gives lots of room for meal prep. Large living room will accommodate a sectional couch and more. Three bedrooms so everyone has their space. Owner's suite has a large walk-in close, oversized bathroom with large soaking tub, double sinks and separate shower. Maintenance free metal roof, new AC unit in 2025 and covered front porch. Two storage sheds will stay, so you have plenty of room for belongings. Affordable lot rent of $225 per month includes sewer and trash. located on Lot 55

12. 2026-01-21
    listed $75,000 Active 687-char remark

    Show marketing remark (687 chars)

    Looking for something affordable? Maybe your first home or something that's maintenance free, come take a look at this one owner home that's ready for new owners. Large open kitchen with center island gives lots of room for meal prep. Large living room will accommodate a sectional couch and more. Three bedrooms so everyone has their space. Owner's suite has a large walk-in close, oversized bathroom with large soaking tub, double sinks and separate shower. Maintenance free metal roof, new AC unit in 2025 and covered front porch. Two storage sheds will stay, so you have plenty of room for belongings. Affordable lot rent of $225 per month includes sewer and trash. located on Lot 55

13. 2025-12-08
    listed $239,900 Active
14. 2025-02-27
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,722
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$1,964
• Taxable income: $3,592
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,591/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: Union-Scioto Local
• NCES district ID: 3904953
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 61% ▼ -3.00%
• Median HH income: $50,050
• Composite: 48.98/100
• National rank: #2072
• State rank: #331 of 656 in OH

Livability — Andersonville

• Score: 67/100
• State rank: #618
• US rank: #10697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

+68.8% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $67,500 SVAR
• 2026-03-11 Price Changed $69,500 SVAR
• 2026-02-19 Price Changed $70,000 SVAR
• 2026-01-21 Listed $75,000 SVAR
• 2025-12-08 Listed $239,900 SVAR
• 2025-02-27 Sold (Public Records) $40,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $6,221 · +33.6% YoY. Source: county tax records.