9 Madison St · Glouster, OH 45732

$89,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 55 Days on market

Built 1900 2,178 sqft lot $97/sqft · 28% above area Est $70k · 28% over

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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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Situated on a corner lot in the Village of Glouster this cute 2 bedroom, one bath home is move in ready. Home offers a separate dining room, bonus pantry and extra kitchen cabinets, stove & fridge. Laundry hook-ups in the bathroom. Attached shed is perfect for the mower, bikes and ATVs. Most recently used as a rental property with rent at $750/mo. The previous tenants left the home freshly cleaned, carpets shampooed, and added fresh paint. Seller may entertain owner financing.

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 55 days

Property features AI

Finance

• Other: Standard listing conditions
• Financial info: Taxes listed for 2025

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; No shared/common walls; Built in 1900
• Construction: Block foundation (listed)
• Exterior features: Block foundation; Lot approximately 0.05 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Living area approximately 916

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#804 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Trimble Local (rural): math 25% / reading 33% proficiency, ranked #589 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Trimble Elementary School (math 22% / reading 27%, grade F, #1,217 of 1,584 statewide, top 78%, 344 students, 0% FRL); Trimble Junior High (math 32% / reading 37%, grade F, #547 of 654 statewide, top 84%, 191 students, 0% FRL); Trimble High School (math 12% / reading 42%, grade F, #632 of 781 statewide, top 81%, 188 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 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 $615 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.09%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (median comp): $69,535
• List price: $89,000
• Delta: 27.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Maple St	0.12mi	2/1.0	836 (-9%)	9mo	$38,000	$45	72
21 Maple St	0.15mi	2/1.0	888 (-3%)	19mo	$32,000	$36	72
88 Front St	0.40mi	2/1.0	982 (+7%)	3mo	$158,300	$161	67
32 New St	0.08mi	2/1.0	1,032 (+13%)	16mo	$146,000	$141	62
9 Summit St	0.17mi	3/1.0 (+1)	982 (+7%)	16mo	$39,000	$40	61
35 Main St	0.35mi	2/1.0	996 (+9%)	17mo	$36,000	$36	55
119 Front St	0.54mi	3/1.0 (+1)	816 (-11%)	22mo	$58,000	$71	33

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $14,793
• Equity at exit: $13,270

10-year hold

• IRR: 23.5%
• Equity multiple: 3.03×
• Total profit: $50,499
• Equity at exit: $7,695

Cash invested: $24,920 (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 45732

• Home prices YoY: -3.9%
• Active inventory: 23
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $459

Break-even live

Break-even rent $737

Max offer price $89,000

Occupancy floor 60%

Sensitivity live

Price	-10% $509	-5% $484	+0% $459	+5% $434	+10% $408
Rent	-10% $355	-5% $407	+0% $459	+5% $511	+10% $563
Rate	-1.0pp $504	-0.5pp $481	base $459	+0.5pp $436	+1.0pp $412

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,000 Active 55 DOM
2. 2026-06-21
   days on market $89,000 Active 54 DOM
3. 2026-06-18
   days on market $89,000 Active 52 DOM
4. 2026-06-17
   days on market $89,000 Active 51 DOM
5. 2026-06-16
   days on market $89,000 Active 50 DOM
6. 2026-06-15
   days on market $89,000 Active 49 DOM
7. 2026-06-13
   days on market $89,000 Active 47 DOM
8. 2026-06-12
   days on market $89,000 Active 46 DOM
9. 2026-06-09
   days on market $89,000 Active 43 DOM
10. 2026-06-08
    days on market $89,000 Active 42 DOM
11. 2026-06-08
    days on market $89,000 Active 41 DOM
12. 2026-06-07
    days on market $89,000 Active 40 DOM
13. 2026-06-04
    days on market $89,000 Active 37 DOM
14. 2026-06-02
    days on market $89,000 Active 36 DOM
15. 2026-06-01
    days on market $89,000 Active 35 DOM
16. 2026-05-31
    days on market $89,000 Active 34 DOM
17. 2026-05-12
    price $89,000 487-char remark
18. 2026-04-27
    listed $92,000 Active 487-char remark
19. 2022-04-01
    soldstatus $62,400
20. 1994-05-10
    soldstatus $18,000

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$224/yr (+$19/mo · 23.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,811
• − Mortgage interest: −$4,985
• − Property taxes: −$940
• − Insurance: −$445
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,589
• Taxable income: $4,321
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $4,467/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: Trimble Local
• NCES district ID: 3904592
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $34,745
• Composite: 23.89/100
• National rank: #7795
• State rank: #589 of 656 in OH

Livability — Glouster

• Score: 64/100
• State rank: #804
• US rank: #14789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glouster, OH
• County: Athens · 60,466 people
• Population (ZIP): 4,287
• Household income: $57,034
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 5.2

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: Iranian 2% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -9.80%
• Current HPI: 239.26
• 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

+394.4% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $89,000 CBRMLS
• 2026-04-27 Listed $92,000 CBRMLS
• 2022-04-01 Sold (Public Records) $62,400 Public Records
• 1994-05-10 Sold (Public Records) $18,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $940 · -23.8% YoY. Source: county tax records.