1635 6th St · Portsmouth, OH 45662

$125,000

3 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 178 Days on market

Built 1905 3,920 sqft lot Est $104k · 21% over ↓ 22% since listing

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Why this score? — see what drove the F 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 +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Turn key and ready for you to make it your own. This lovely home has everything you're looking for, from a large open kitchen to tall ceilings! The home has been fully renovated and updated, hosting a new HVAC, kitchen appliances, and two full bathrooms. Also, there is more finished attic space that is not included in the SQFT.

Key facts

• Fully renovated
• Kitchen appliances
• New hvac

Tags

• LARGE OPEN KITCHEN
• FULLY RENOVATED
• NEW HVAC
• KITCHEN APPLIANCES
• FINISHED ATTIC SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $39 ($470/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 $110k (12.0% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for 1% rule, market timing.

Location & tenants

• Location reads 73/100 on livability (#327 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Portsmouth City (town): math 23% / reading 31% proficiency, ranked #601 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 8 units permitted in Scioto County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scioto County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. Crime grade is F 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?
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: 0.88% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $103,615
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1830 Vinton Ave	0.48mi	2/1.0 (-1)	1,400 (+15%)	3mo	$119,500	$85	45
1618 3rd St	0.20mi	2/1.5 (-1)	1,380 (+13%)	22mo	$72,175	$52	44

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-17,764
• Equity at exit: $18,638

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-12,272
• Equity at exit: $10,808

Cash invested: $35,000 (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 45662

• Active inventory: 16
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $39

Break-even live

Break-even rent $1,050

Max offer price $125,000

Occupancy floor 91%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Linden Ave Portsmouth, OH	3.0	2.0	1500	$1,100	$0.73	14d	1	0.95mi

Listing history 7 events

1. 2025-11-17
   status Pending
2. 2025-09-18
   price $125,000
3. 2025-09-02
   price $144,900
4. 2025-08-07
   status Active
5. 2025-08-07
   price $149,900
6. 2025-08-06
   historical
7. 2025-02-07
   listed $159,900 Active

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,708 · $142/mo
• Expected delta: +$242/yr (+$20/mo · 16.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$7,002
• − Property taxes: −$1,467
• − Insurance: −$625
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,636
• Taxable loss: −$1,642
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $864/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: Portsmouth City
• NCES district ID: 3910027
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 31% ▼ -21.00%
• Median HH income: $27,311
• Composite: 21.52/100
• National rank: #8319
• State rank: #601 of 656 in OH

Livability — Portsmouth

• Score: 73/100
• State rank: #327
• US rank: #5379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, OH
• County: Scioto · 71,806 people
• Population (ZIP): 26,972
• Household income: $37,345
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 11.3

Population outlook (Scioto County) Hauer SSP2

• Today (2025): 71,121 people
• By 2030: 67,817 · -4.6%
• By 2040: 61,021 · -14.2%
• By 2050: 54,016 · -24.1%
• By 2075: 38,532 · -45.8%
• By 2100: 25,734 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Scioto

• 2024 margin: Solid R (+48.0) · D 25.7% · R 73.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -6.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+42.2 2016: R+36.8 2012: R+2.0 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.06%
• Current HPI: 141.5176
• 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

-21.8% since first listed

7 events — show timeline

• 2025-11-17 Pending — HBRMLS
• 2025-09-18 Price Changed $125,000 HBRMLS
• 2025-09-02 Price Changed $144,900 HBRMLS
• 2025-08-07 Relisted — HBRMLS
• 2025-08-07 Price Changed $149,900 HBRMLS
• 2025-08-06 Delisted — HBRMLS
• 2025-02-07 Listed $159,900 HBRMLS

Property tax history

+8.1%/yr

Latest (2025): $1,467 · +432.4% YoY. Source: county tax records.