751 Buckeye St · Chillicothe, OH 45601

$67,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 31 Days on market

Built 1938 5,680 sqft lot $62/sqft · 66% below area

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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
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WRIGHT GUARDIANSHIP AUCTION - Thurs. , May 21st 11 AM - $67,000 Min. Bid! - Open House: Mon. , May 11th 4-5 PM - 1 1/2 Story Home & Detached Garage - 6 Rooms - 2 Bedrooms - Full Bathroom - Basement - Terms: $7,500 down at time of sale cash or check with positive photo ID, Balance & Possession at closing on/before June 21, 2026, No buyer's contingencies exist, Sold in As-Is condition with no warranties or guarantees, Real Estate taxes pro-rated to date of closing. RCPC2025CA15.

Key facts

• 5,680 sq ft lot
• Garage
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.3% in Chillicothe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• 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 $463 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.85% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 4.5

CMA / ARV

• ARV (median comp): $196,359
• List price: $67,000
• Delta: -65.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Orange St	0.09mi	3/1.0 (+1)	1,092 (+1%)	3mo	$250,000	$229	86
833 W Fairview St	0.16mi	3/1.0 (+1)	996 (-8%)	3mo	$171,500	$172	72
726 Beechwood St	0.10mi	3/1.0 (+1)	1,197 (+11%)	3mo	$160,000	$134	70
597 Laurel St	0.37mi	2/1.5	1,032 (-4%)	5mo	$185,000	$179	69
625 Oneida Rd	0.48mi	2/1.5	1,110 (+3%)	7mo	$170,500	$154	65
525 Laurel St	0.46mi	3/2.0 (+1)	1,044 (-3%)	0mo	$230,000	$220	64
354 Fairway Ave	0.43mi	3/1.5 (+1)	1,147 (+6%)	4mo	$260,000	$227	60
631 Cherokee Rd	0.42mi	2/2.0	1,170 (+8%)	4mo	$241,500	$206	59
677 Adena Rd	0.34mi	3/1.0 (+1)	960 (-11%)	3mo	$189,500	$197	58
565 Allen Ave	0.46mi	2/1.5	990 (-8%)	7mo	$225,000	$227	57
14996 Pleasant Valley Rd Lot 53	0.63mi	3/2.0 (+1)	1,120 (+4%)	1mo	$85,000	$76	54
14996 Pleasant Valley Road Rd Lot 70	0.52mi	3/2.0 (+1)	1,023 (-5%)	6mo	$60,000	$59	52

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $16,705
• Equity at exit: $9,990

10-year hold

• IRR: 29.9%
• Equity multiple: 3.68×
• Total profit: $50,232
• Equity at exit: $5,793

Cash invested: $18,760 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $432

Break-even live

Break-even rent $692

Max offer price $67,000

Occupancy floor 60%

Sensitivity live

Price	-10% $470	-5% $451	+0% $432	+5% $413	+10% $394
Rent	-10% $334	-5% $383	+0% $432	+5% $481	+10% $529
Rate	-1.0pp $465	-0.5pp $449	base $432	+0.5pp $414	+1.0pp $397

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-21
   listed $67,000 Active 493-char remark

   Show marketing remark (493 chars)

   WRIGHT GUARDIANSHIP AUCTION - Thurs. , May 21st 11 AM - $67,000 Min. Bid! - Open House: Mon. , May 11th 4-5 PM - 1 1/2 Story Home & Detached Garage - 6 Rooms - 2 Bedrooms - Full Bathroom - Basement - Terms: $7,500 down at time of sale cash or check with positive photo ID, Balance & Possession at closing on/before June 21, 2026, No buyer's contingencies exist, Sold in As-Is condition with no warranties or guarantees, Real Estate taxes pro-rated to date of closing. RCPC2025CA15.

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $14,859
• − Mortgage interest: −$3,753
• − Property taxes: −$2,008
• − Insurance: −$335
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$1,949
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,115/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 — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, 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

1 event — show timeline

• 2026-04-21 Listed $67,000 SVAR

Property tax history

+0.6%/yr

Latest (2025): $2,008 · +28.9% YoY. Source: county tax records.