1944 Massieville Rd · Massieville, OH 45601

$82,990

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 19 Days on market

Built 2001 1.00 ac lot

---

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 +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1944 Massieville Rd offers a great opportunity to own a spacious 4-bedroom, 2-bath ranch home on a beautiful 1-acre lot just outside of Chillicothe. With approximately 1,512 square feet of single-level living space, this property has solid potential for someone looking to add their own personal touches and build equity. The home features a functional layout with four entry-level bedrooms, two full bathrooms, and generously sized living areas. Outside, the property offers a peaceful country setting with mature landscaping including peonies, rose bushes, blackberry bushes, and a large weeping willow tree. Several improvement materials will remain with the property, including flooring, trim, p

Key facts

• 1 acre lot
• Built 2001
• Listed 19 days

Property features AI

Finance

• Other: Lot size: 1.0 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family home; One story; Built in 2001; No shared/common walls
• Construction: Slab foundation
• Exterior features: Shed(s)

Interior

• Bedrooms: 4 main-level bedrooms
• Flooring: Laminate; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $34 ($403/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $82k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chillicothe City (town): math 36% / reading 47% proficiency, ranked #535 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $574 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,745 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.58% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.76%
• DSCR: 2.06
• 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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-11,027
• Equity at exit: $12,374

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-5,701
• Equity at exit: $7,175

Cash invested: $23,237 (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: $1,309 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $34

Break-even live

Break-even rent $1,267

Max offer price $82,990

Occupancy floor 92%

Sensitivity live

Price	-10% $81	-5% $57	+0% $34	+5% $10	+10% $-13
Rent	-10% $-70	-5% $-18	+0% $34	+5% $85	+10% $137
Rate	-1.0pp $75	-0.5pp $55	base $34	+0.5pp $12	+1.0pp $-10

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: $20,748
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $82,990 Active 19 DOM
2. 2026-06-18
   days on market $82,990 Active 17 DOM
3. 2026-06-17
   pricedays on market $82,990 Active 16 DOM
4. 2026-06-16
   days on market $85,000 Active 15 DOM
5. 2026-06-15
   days on market $85,000 Active 14 DOM
6. 2026-06-13
   days on market $85,000 Active 12 DOM
7. 2026-06-12
   days on market $85,000 Active 11 DOM
8. 2026-06-09
   days on market $85,000 Active 8 DOM
9. 2026-06-08
   days on market $85,000 Active 7 DOM
10. 2026-06-08
    days on market $85,000 Active 6 DOM
11. 2026-06-07
    days on market $85,000 Active 5 DOM
12. 2026-06-04
    days on market $85,000 Active 2 DOM
13. 2026-06-01
    statusdays on market $85,000 Active 1 DOM
14. 2026-05-31
    days on market $85,000 Coming Soon 3 DOM
15. 2026-05-28
    historical $85,000
16. 2014-05-01
    soldstatus $76,000

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,275 · $106/mo
• Expected delta: +$20/yr (+$2/mo · 1.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $15,713
• − Mortgage interest: −$4,649
• − Property taxes: −$1,254
• − Insurance: −$5,533
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,414
• Taxable loss: −$652
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $559/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: Chillicothe City
• NCES district ID: 3904374
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $37,990
• Composite: 34.55/100
• National rank: #5174
• State rank: #535 of 656 in OH

Livability — Massieville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Massieville, OH
• 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

+11.8% since first listed

2 events — show timeline

• 2026-05-28 Coming Soon $85,000 CBRMLS
• 2014-05-01 Sold (Public Records) $76,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,254 · -15.0% YoY. Source: county tax records.