1705 Coal St · Chesterhill, OH 45728

$73,500

2 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 78 Days on market

Built 1900 9,321 sqft lot $50/sqft · 6% below area Est $78k · 6% under

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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
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 9,321 sq ft lot
• Built 1900
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#933 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Morgan Local (rural): math 46% / reading 60% proficiency, ranked #420 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 34 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($508 loan paydown + $2k appreciation (3.0% local appreciation)).
• Morgan County population projected at -22% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,090 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.76% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.26%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (median comp): $78,324
• List price: $73,500
• Delta: -6.16%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.0%
• Equity multiple: 3.14×
• Total profit: $44,085
• Equity at exit: $33,049

10-year hold

• IRR: 38.0%
• Equity multiple: 6.23×
• Total profit: $107,559
• Equity at exit: $50,932

Cash invested: $20,580 (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 45728

• Active inventory: 1
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$385
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $553

Break-even live

Break-even rent $590

Max offer price $73,500

Occupancy floor 52%

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $73,500 Active 78 DOM
2. 2026-06-17
   days on market $73,500 Active 77 DOM
3. 2026-06-16
   days on market $73,500 Active 76 DOM
4. 2026-06-15
   days on market $73,500 Active 75 DOM
5. 2026-06-13
   days on market $73,500 Active 73 DOM
6. 2026-06-12
   days on market $73,500 Active 72 DOM
7. 2026-06-09
   days on market $73,500 Active 69 DOM
8. 2026-06-08
   days on market $73,500 Active 68 DOM
9. 2026-06-08
   days on market $73,500 Active 67 DOM
10. 2026-06-07
    days on market $73,500 Active 66 DOM
11. 2026-06-04
    days on market $73,500 Active 63 DOM
12. 2026-06-02
    days on market $73,500 Active 62 DOM
13. 2026-06-01
    days on market $73,500 Active 61 DOM
14. 2026-05-31
    days on market $73,500 Active 60 DOM
15. 2026-04-28
    price $74,900
16. 2026-03-31
    listed $79,740 Active
17. 2024-03-13
    soldstatus $245,500
18. 2023-12-05
    historical
19. 2023-08-21
    status Pending
20. 2023-06-27
    historical Contingent
21. 2023-03-21
    listed $54,900 Active
22. 2022-12-31
    historical
23. 2022-12-31
    status Pending
24. 2022-09-01
    historical Contingent
25. 2022-09-01
    status Pending
26. 2022-07-26
    price $54,900
27. 2022-06-28
    listed $59,900 Active
28. 2007-07-05
    soldstatus $12,000

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$272/yr (+$23/mo · 45.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,486
• − Mortgage interest: −$4,117
• − Property taxes: −$602
• − Insurance: −$368
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,138
• Taxable income: $5,783
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,251/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: Morgan Local
• NCES district ID: 3904877
• Math proficiency: 46% ▼ -20.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $36,523
• Composite: 43.93/100
• National rank: #2907
• State rank: #420 of 656 in OH

Livability — Chesterhill

• Score: 61/100
• State rank: #933
• US rank: #17853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesterhill, OH

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 14,024 people
• By 2030: 13,485 · -3.8%
• By 2040: 12,222 · -12.8%
• By 2050: 10,912 · -22.2%
• By 2075: 8,181 · -41.7%
• By 2100: 5,838 · -58.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+524.2% since first listed

14 events — show timeline

• 2026-04-28 Price Changed $74,900 MLSNOW
• 2026-03-31 Listed $79,740 MLSNOW
• 2024-03-13 Sold (Public Records) $245,500 Public Records
• 2023-12-05 Listing Removed — MLSNOW
• 2023-08-21 Pending — MLSNOW
• 2023-06-27 Contingent — MLSNOW
• 2023-03-21 Listed $54,900 MLSNOW
• 2022-12-31 Listing Removed — MLSNOW
• 2022-12-31 Pending — MLSNOW
• 2022-09-01 Contingent — MLSNOW
• 2022-09-01 Pending — MLSNOW
• 2022-07-26 Price Changed $54,900 MLSNOW
• 2022-06-28 Listed $59,900 MLSNOW
• 2007-07-05 Sold (Public Records) $12,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $602 · -0.2% YoY. Source: county tax records.