312 E Eighth St · Manchester, OH 45144

$59,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 1 Days on market

Built 1901 6,098 sqft lot

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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
• Appreciation +5.5/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to finish bringing this home back to life!! This home has some original woodwork, 3 beds, 10' ceilings, winding staircase, covered porches, a nice workshop in backyard that could easily be converted into a cottage! Off street parking in the back. This home is located in nice residential area, walking distance to the Ohio River!

Key facts

• Winding staircase
• Covered porches
• Off street parking

Tags

• ORIGINAL WOODWORK
• WINDING STAIRCASE
• COVERED PORCHES
• NICE WORKSHOP
• OFF STREET PARKING
• WALKING DISTANCE TO OHIO RIVER

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas; Electric water heater
• Home design: Traditional single-family home; Two levels
• Construction: Vinyl siding; Stone foundation; Shingle roof; Second-floor area approximately 520
• Exterior features: Wood windows

Interior

• Kitchen: Kitchen approximately 16 x 18
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (12 x 14); Bedroom 2 on level 2 (10 x 12); Bedroom 3 on level 2 (11 x 12)
• Bathrooms: One full bathroom on level 1; Primary bathroom with shower
• Heating & cooling: Forced-air heating (gas)
• Interior features: Six total rooms
• Laundry & utility: Main-level laundry room (8 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $60k).

Location & tenants

• Location reads 61/100 on livability (#957 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools C-, health & safety C-, amenities F.
• Manchester Local (rural): math 38% / reading 55% proficiency, ranked #497 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; lower-income renter base — watch delinquency; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $991 of equity ($414 loan paydown + $577 appreciation (1.0% local appreciation)).
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $60k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 13.63%
• Cash-on-cash: 26.21%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $125,580
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Broadway St	0.35mi	3/1.0	1,176 (-2%)	1mo	$25,000	$21	80
516 E Eighth St	0.25mi	3/1.0	1,160 (-3%)	14mo	$121,500	$105	72
732 Easy St	0.53mi	3/2.0	1,184 (-1%)	3mo	$127,500	$108	67
516 E Second St	0.42mi	2/1.0 (-1)	1,153 (-4%)	8mo	$107,900	$94	63
304 W Eighth St	0.31mi	3/2.0	1,164 (-3%)	20mo	$140,000	$120	60
602 Jack Roush Way	0.19mi	2/1.0 (-1)	1,096 (-8%)	19mo	$10,000	$9	56
608 E Eighth St	0.34mi	2/1.0 (-1)	1,024 (-14%)	1mo	$147,000	$144	54
204 W Eighth St	0.25mi	3/1.5	1,293 (+8%)	24mo	$121,900	$94	53
208 W Second St	0.43mi	2/2.0 (-1)	1,036 (-13%)	4mo	$47,500	$46	46
776 Linda Vista Dr	0.70mi	3/1.0	1,345 (+12%)	2mo	$150,000	$112	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.45×
• Total profit: $24,336
• Equity at exit: $20,337

10-year hold

• IRR: 31.0%
• Equity multiple: 4.72×
• Total profit: $62,323
• Equity at exit: $26,939

Cash invested: $16,772 (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 45144

• Home prices YoY: 0.5%
• Active inventory: 37
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $366

Break-even live

Break-even rent $482

Max offer price $59,900

Occupancy floor 56%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   pricedays on marketlisting id $59,900 Active 1 DOM
2. 2026-05-31
   days on market $65,000 Active 116 DOM
3. 2026-05-31
   days on market $65,000 Active 115 DOM
4. 2026-02-04
   listed $65,000 Active
5. 2026-01-31
   historical 351-char remark

   Show marketing remark (351 chars)

   Great opportunity to finish bringing this home back to life!! This home has some original woodwork, 3 beds, 10' ceilings, winding staircase, covered porches, a nice workshop in backyard that could easily be converted into a cottage! Off street parking in the back. This home is located in nice residential area, walking distance to the Ohio River!

6. 2025-10-30
   listed $69,900 Active 351-char remark

   Show marketing remark (351 chars)

   Great opportunity to finish bringing this home back to life!! This home has some original woodwork, 3 beds, 10' ceilings, winding staircase, covered porches, a nice workshop in backyard that could easily be converted into a cottage! Off street parking in the back. This home is located in nice residential area, walking distance to the Ohio River!

7. 1996-12-19
   soldstatus $20,000

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$217/yr (+$18/mo · 43.4%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,347
• − Mortgage interest: −$3,355
• − Property taxes: −$500
• − Insurance: −$300
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$1,743
• Taxable income: $3,634
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,523/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: Manchester Local
• NCES district ID: 3900537
• Math proficiency: 38% ▼ -20.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $33,374
• Composite: 38.23/100
• National rank: #4246
• State rank: #497 of 656 in OH

Livability — Manchester

• Score: 61/100
• State rank: #957
• US rank: #18445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, OH
• County: Adams · 32,832 people
• Population (ZIP): 4,256
• Household income: $43,896
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 9.5

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 2%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.96%
• Current HPI: 189.9563
• 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

+225.0% since first listed

4 events — show timeline

• 2026-02-04 Listed $65,000 Cincy MLS
• 2026-01-31 Listing Removed — Cincy MLS
• 2025-10-30 Listed $69,900 Cincy MLS
• 1996-12-19 Sold (Public Records) $20,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $500 · +16.5% YoY. Source: county tax records.