619 University Ln · Cheshire, OH 25550

$199,000

3 bd · 2.5 ba · 1,672 sqft · SingleFamily public records · 47 Days on market

Built 1987 8,581 sqft lot $119/sqft · at area comps Est $196k · at est.

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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 +18.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.8/15.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Beautifully maintained, neat, and move-in ready home offering comfort and flexibility throughout. The main floor features 3 bedrooms, including a primary suite with its own full ensuite bath. Enjoy outdoor living with a deck off the main level overlooking the yard and a covered patio below—perfect for relaxing or entertaining. The lower level provides two additional versatile rooms ideal for a home office, gym, or guest space, along with a half bath and laundry area. Recent updates include a new heat pump (2021) and roof (2018), adding peace of mind for the next owner. Situated on a large, flat, fenced yard, this property also includes a 2-car attached garage and plenty of space for o

Key facts

• Versatile rooms
• Covered patio
• Deck off main level

Tags

• MOVE IN READY
• OUTDOOR LIVING
• DECK OFF MAIN LEVEL
• COVERED PATIO
• VERSATILE ROOMS
• HOME OFFICE

Property features AI

Finance

• Other: Taxes: $570 annual

Exterior

• Parking: Attached garage; Garage in basement; 2 garage spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property; Subdivision: MEADOWLAND EST
• Construction: Brick and vinyl siding exterior; Composition shingle roof
• Exterior features: Deck; Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Insulated windows; Full basement with sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (14.1% below list).
• Recommended offer: $171k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#980 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime D+, amenities F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pt. Pleasant Primary (351 students, 0% FRL); Point Pleasant Junior/Senior High School (math 13% / reading 35%, grade F, #95 of 110 statewide, top 86%, 1,107 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Mason County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $199k implies a 189% gain — meaningful room to come down on a strong offer.

Recommended offer $171,025 (14.1% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $195,816
• List price: $199,000
• Delta: 1.63%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Hawthorne Ln	0.10mi	3/2.0	1,474 (-12%)	0mo	$353,760	$240	73
585 Camp Conley Rd	0.45mi	3/2.0	1,493 (-11%)	24mo	$262,370	$176	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $119,560
• Equity at exit: $179,275

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $343,022
• Equity at exit: $386,613

Cash invested: $55,720 (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 25550

• Home prices YoY: 6.7%
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $177

Break-even live

Break-even rent $1,486

Max offer price $199,000

Occupancy floor 85%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   statusdays on market $199,000 Pending 47 DOM
2. 2026-06-08
   days on market $199,000 Active 46 DOM
3. 2026-06-07
   days on market $199,000 Active 45 DOM
4. 2026-06-05
   days on market $199,000 Active 42 DOM
5. 2026-06-03
   days on market $199,000 Active 41 DOM
6. 2026-06-02
   days on market $199,000 Active 40 DOM
7. 2026-06-01
   days on market $199,000 Active 39 DOM
8. 2026-05-31
   days on market $199,000 Active 38 DOM
9. 2026-05-30
   days on market $199,000 Active 37 DOM
10. 2026-05-06
    price $199,000 767-char remark
11. 2026-04-23
    listed $219,000 Active 767-char remark
12. 1988-05-25
    soldstatus $68,900

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: +$1,267/yr (+$106/mo · 222.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,523
• − Mortgage interest: −$11,147
• − Property taxes: −$570
• − Insurance: −$995
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,789
• Taxable loss: −$1,262
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $2,428/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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — Cheshire

• Score: 60/100
• State rank: #980
• US rank: #19084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason
• Population (ZIP): 8,925
• Household income: $49,940
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 10.6

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.63%
• Current HPI: 185.6226
• 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

+188.8% since first listed

4 events — show timeline

• 2026-06-09 Pending — KVBOR
• 2026-05-06 Price Changed $199,000 KVBOR
• 2026-04-23 Listed $219,000 KVBOR
• 1988-05-25 Sold (Public Records) $68,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $570 · +30.3% YoY. Source: county tax records.