2510 Swart Rd · New Marshfield, OH 45710

$46,305

2 bd · 1.0 ba · 720 sqft · SingleFamily · 43 Days on market

Built 1980 Poor condition 0.74 ac lot $64/sqft · 25% above area Est $37k · 25% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.1/5.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Court Ordered Sale by Private Selling Officer. Online Auction ends on May 28, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 0.74 acre lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,195 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Alexander Local (rural): math 44% / reading 57% proficiency, ranked #440 of 656 in OH (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; solid renter incomes; 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 $320 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 2.79% ✓
• Cap rate: 24.49%
• Cash-on-cash: 64.98%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (median comp): $36,914
• List price: $46,305
• Delta: 25.44%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 64.1%
• Equity multiple: 3.87×
• Total profit: $37,231
• Equity at exit: $6,904

10-year hold

• IRR: 68.5%
• Equity multiple: 7.95×
• Total profit: $90,076
• Equity at exit: $4,004

Cash invested: $12,965 (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 45710

• Home prices YoY: -16.8%
• Active inventory: 29
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$243
• Tax est. 1.5%: −$58 /mo · $695/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $702

Break-even live

Break-even rent $405

Max offer price $46,305

Occupancy floor 41%

Sensitivity live

Price	-10% $734	-5% $718	+0% $702	+5% $686	+10% $670
Rent	-10% $600	-5% $651	+0% $702	+5% $753	+10% $804
Rate	-1.0pp $725	-0.5pp $714	base $702	+0.5pp $690	+1.0pp $678

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: $11,576
• Closing costs: $1,389
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-16
   listed $46,305 Active 398-char remark

   Show marketing remark (398 chars)

   Court Ordered Sale by Private Selling Officer. Online Auction ends on May 28, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

ⓘ 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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,525
• − Mortgage interest: −$2,594
• − Property taxes: −$695
• − Insurance: −$232
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$1,347
• Taxable income: $8,174
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $6,463/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. A new roof, exterior painting, interior updates, and system upgrades are essential to increase its resale and rental value.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible interior in the satellite image.
• Major interior walls/paint — No visible interior in the satellite image.
• Major systems — No visible interior in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting and landscaping — A fresh coat of paint and landscaping would enhance curb appeal and attract potential buyers/tenants.
• Both interior painting and updates — Updating the interior with fresh paint and modern decor would make the home more appealing and increase its value.
• Both system upgrades — Upgrading the HVAC and other systems would improve comfort and energy efficiency, making the home more attractive to buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible interior in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior in the satellite image.	Major	$15,000–50,000
systems · No visible interior in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting and landscaping — A fresh coat of paint and landscaping would enhance curb appeal and attract potential buyers/tenants. ↑
• Both interior painting and updates — Updating the interior with fresh paint and modern decor would make the home more appealing and increase its value. ↑
• Both system upgrades — Upgrading the HVAC and other systems would improve comfort and energy efficiency, making the home more attractive to buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alexander Local
• NCES district ID: 3904590
• Math proficiency: 44% ▼ -26.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $42,034
• Composite: 42.39/100
• National rank: #3238
• State rank: #440 of 656 in OH

Livability — New Marshfield

• Score: 41/100
• State rank: #1195
• US rank: #27097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Meigs · 23,356 people
• Population (ZIP): 5,361
• Household income: $78,866
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 10.9

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: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 0%

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: ▼ -38.14%
• Current HPI: 188.8945
• 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

1 event — show timeline

• 2026-04-16 Listed $46,305 ACBOR