631 Baughman St

Ansonia, OH 45303

$154,900F

2 bd · 1.0 ba · 936 sqft · Built 1967 · SingleFamily · Active · 27 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $878/mo
• Mortgage (P&I): −$812
• Tax + insurance: −$132
• HOA: −$0
• Vac / Maint / Mgmt: −$184
• Net cashflow: $-250/mo
• Annual: $-2,999/yr
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• 1% rule: 0.57%
• Cash to close: $43,372

Investor read

• This is a 2-bed/1.0-bath single-family listed at $155k.
• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (43.3% below list).
• It's been on market 27 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $88k (43.3% below list) — sets the bar for 1% rule.
• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• Location reads 71/100 on livability (#416 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Ansonia Local (rural): math 69% / reading 69% proficiency, ranked #170 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ansonia Elementary School (math 75% / reading 65%, grade A-, #380 of 1,584 statewide, top 25%, 471 students, 64% FRL); Ansonia Middle School (math 72% / reading 77%, grade A, #88 of 654 statewide, top 14%, 124 students, 0% FRL); Ansonia High School (math 44% / reading 74%, grade C+, #243 of 781 statewide, top 33%, 207 students, 0% FRL) — zoned schools average 21% FRL vs 45% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $39k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $155k implies a 192% gain — meaningful room to come down on a strong offer.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.
• 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.