11687 Broadgauge Rd · South Vienna, OH 45369

$100,000

1 bd · 1.0 ba · 626 sqft · SingleFamily public records · 17 Days on market

Built 1950 6.47 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Online Real Estate Auction ends 6/30/2026 at 7:00pm. List price is minimum reserve. Please see attached documents for all instructions to register and participate in this auction. Tucked away on 6.47 heavily wooded acres, this charming 626 sq. ft. hunting cabin offers the perfect blend of privacy, recreation, and convenience. The cabin features a combined living and kitchen area, one bedroom, a full bath, laundry area, and crawl space, creating a comfortable retreat for weekend getaways or year-round enjoyment. The property is a true outdoor paradise with a scenic pond, established walking paths, abundant wildlife, and excellent onsite hunting and fishing opportunities. Whether you're looking for a private hunting camp, peaceful nature escape, or investment property, this acreage delivers the serenity of ''heaven on earth'' while remaining conveniently located just off Route 70/56 with easy access to Springfield, Dayton, and Columbus for commuting or weekend travel. The possibilities are endless -- enjoy the existing cabin as your personal retreat, create the ultimate hunting getaway, or build your dream home surrounded by nature and privacy.

Key facts

• Scenic pond
• Heavily wooded acres
• Abundant wildlife

Tags

• HEAVILY WOODED ACRES
• SCENIC POND
• ESTABLISHED WALKING PATHS
• ABUNDANT WILDLIFE
• PRIVATE HUNTING CAMP
• NATURE ESCAPE

Property features AI

Finance

• Financial info: Property offered at auction

Exterior

• Utilities: Private sewer; Well water
• Home design: Single family residence; One story; Built in 1950
• Construction: Block foundation
• Exterior features: Wooded lot; Outbuilding on the property

Interior

• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Insulated windows throughout; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (20.9% below list).
• Recommended offer: $73k (27.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#902 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Northeastern Local (suburban): math 49% / reading 60% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; solid renter incomes; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).
• This rent is only 10% of the median local income ($96k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Clark County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,668 (27.3% below list)

Questions for the listing agent

1. 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?
2. Built in 1950 — 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. 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?
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: 0.79% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.70
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 2.60×
• Total profit: $44,675
• Equity at exit: $90,088

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $139,442
• Equity at exit: $194,278

Cash invested: $28,000 (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 45369

• Home prices YoY: 2.8%
• Active inventory: 17
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $791 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $-155

Break-even live

Break-even rent $987

Max offer price $72,668

Occupancy floor —

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $100,000 Active 17 DOM
2. 2026-06-17
   days on market $100,000 Active 16 DOM
3. 2026-06-16
   days on market $100,000 Active 15 DOM
4. 2026-06-15
   days on market $100,000 Active 14 DOM
5. 2026-06-13
   days on market $100,000 Active 12 DOM
6. 2026-06-12
   days on market $100,000 Active 11 DOM
7. 2026-06-09
   days on market $100,000 Active 8 DOM
8. 2026-06-08
   days on market $100,000 Active 7 DOM
9. 2026-06-08
   days on market $100,000 Active 6 DOM
10. 2026-06-07
    days on market $100,000 Active 5 DOM
11. 2026-06-04
    days on market $100,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark

    Show marketing remark (1160 chars)

    Online Real Estate Auction ends 6/30/2026 at 7:00pm. List price is minimum reserve. Please see attached documents for all instructions to register and participate in this auction. Tucked away on 6.47 heavily wooded acres, this charming 626 sq. ft. hunting cabin offers the perfect blend of privacy, recreation, and convenience. The cabin features a combined living and kitchen area, one bedroom, a full bath, laundry area, and crawl space, creating a comfortable retreat for weekend getaways or year-round enjoyment. The property is a true outdoor paradise with a scenic pond, established walking paths, abundant wildlife, and excellent onsite hunting and fishing opportunities. Whether you're looking for a private hunting camp, peaceful nature escape, or investment property, this acreage delivers the serenity of ''heaven on earth'' while remaining conveniently located just off Route 70/56 with easy access to Springfield, Dayton, and Columbus for commuting or weekend travel. The possibilities are endless -- enjoy the existing cabin as your personal retreat, create the ultimate hunting getaway, or build your dream home surrounded by nature and privacy.

13. 2026-06-01
    listed $100,000 Active 1 DOM

    Show marketing remark (1160 chars)

    Online Real Estate Auction ends 6/30/2026 at 7:00pm. List price is minimum reserve. Please see attached documents for all instructions to register and participate in this auction. Tucked away on 6.47 heavily wooded acres, this charming 626 sq. ft. hunting cabin offers the perfect blend of privacy, recreation, and convenience. The cabin features a combined living and kitchen area, one bedroom, a full bath, laundry area, and crawl space, creating a comfortable retreat for weekend getaways or year-round enjoyment. The property is a true outdoor paradise with a scenic pond, established walking paths, abundant wildlife, and excellent onsite hunting and fishing opportunities. Whether you're looking for a private hunting camp, peaceful nature escape, or investment property, this acreage delivers the serenity of ''heaven on earth'' while remaining conveniently located just off Route 70/56 with easy access to Springfield, Dayton, and Columbus for commuting or weekend travel. The possibilities are endless -- enjoy the existing cabin as your personal retreat, create the ultimate hunting getaway, or build your dream home surrounded by nature and privacy.

ⓘ 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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,498
• − Mortgage interest: −$5,602
• − Property taxes: −$2,567
• − Insurance: −$500
• − Repairs & maintenance: −$760
• − Management: −$760
• − Depreciation: −$2,909
• Taxable loss: −$3,599
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $-993/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: Northeastern Local
• NCES district ID: 3904625
• Math proficiency: 49% ▼ -16.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $55,340
• Composite: 46.99/100
• National rank: #2350
• State rank: #365 of 656 in OH

Livability — South Vienna

• Score: 62/100
• State rank: #902
• US rank: #17042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clark · 134,280 people
• Metro: Springfield, OH
• Population (ZIP): 4,232
• Household income: $96,500
• Rent vs Own: 8.7% rent · 91.3% own

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Hungarian 2% Italian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.09%
• Current HPI: 482.3
• 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

+733.7% since first listed

15 events — show timeline

• 2026-06-01 Listed $100,000 CBRMLS
• 2026-06-01 Listed $100,000 CBRMLS
• 2018-09-21 Sold (Public Records) $129,000 Public Records
• 2018-09-14 Sold (MLS) $129,000 CBRMLS
• 2018-09-14 Sold (MLS) $129,000 CBRMLS
• 2018-09-14 Sold (MLS) $129,000 WRIST
• 2018-09-14 Sold (MLS) $129,000 Dayton MLS
• 2018-09-14 Sold (MLS) $129,000 Dayton MLS
• 2018-09-14 Sold (MLS) $129,000 WRIST
• 2018-08-03 Listed $130,000 CBRMLS
• 2018-08-03 Listed $130,000 CBRMLS
• 2018-08-03 Listed $130,000 WRIST
• 2018-08-03 Listed $130,000 WRIST
• 2018-08-01 Listed $130,000 Dayton MLS
• 1986-06-19 Sold (Public Records) $11,995 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,567 · +10.8% YoY. Source: county tax records.