79 E Palmer St · Jacksonville, OH 45740

$81,900

2 bd · 1.0 ba · 867 sqft · SingleFamily public records · 135 Days on market

Built 1900 9,147 sqft lot $94/sqft · 10% above area Est $74k · 10% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Former rental property offering 3+ bedrooms, 1 full bath, with full walkout basement. There is a large deck on back, nice yard. Utilities are currently off due to low temps. Motivated seller. Seller may entertain owner financing.

Key facts

• 9,147 sq ft lot
• Built 1900
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#825 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime D+.
• Trimble Local (rural): math 25% / reading 33% proficiency, ranked #589 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($64k/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 $3k of equity ($566 loan paydown + $2k appreciation (3.0% local appreciation)).
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $82k implies a 864% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $72,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 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 D-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: 1.04% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (median comp): $74,302
• List price: $81,900
• Delta: 10.23%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Sycamore St	0.70mi	2/1.0	810 (-7%)	3mo	$70,000	$86	54

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: 15.1%
• Equity multiple: 1.86×
• Total profit: $19,802
• Equity at exit: $36,826

10-year hold

• IRR: 16.8%
• Equity multiple: 3.47×
• Total profit: $56,535
• Equity at exit: $56,753

Cash invested: $22,932 (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 45740

• Active inventory: 2
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$429
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $156

Break-even live

Break-even rent $656

Max offer price $81,900

Occupancy floor 77%

Sensitivity live

Price	-10% $203	-5% $179	+0% $156	+5% $133	+10% $110
Rent	-10% $89	-5% $123	+0% $156	+5% $190	+10% $224
Rate	-1.0pp $198	-0.5pp $177	base $156	+0.5pp $135	+1.0pp $113

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $81,900 Active 135 DOM
2. 2026-06-21
   days on market $81,900 Active 134 DOM
3. 2026-06-18
   days on market $81,900 Active 132 DOM
4. 2026-06-17
   pricedays on market $81,900 Active 131 DOM
5. 2026-06-16
   days on market $82,900 Active 130 DOM
6. 2026-06-15
   days on market $82,900 Active 129 DOM
7. 2026-06-13
   days on market $82,900 Active 127 DOM
8. 2026-06-12
   days on market $82,900 Active 126 DOM
9. 2026-06-09
   days on market $82,900 Active 123 DOM
10. 2026-06-08
    days on market $82,900 Active 122 DOM
11. 2026-06-08
    days on market $82,900 Active 121 DOM
12. 2026-06-07
    days on market $82,900 Active 120 DOM
13. 2026-06-04
    days on market $82,900 Active 117 DOM
14. 2026-06-02
    days on market $82,900 Active 116 DOM
15. 2026-06-01
    days on market $82,900 Active 115 DOM
16. 2026-05-31
    days on market $82,900 Active 114 DOM
17. 2026-05-01
    price $82,900 229-char remark

    Show marketing remark (229 chars)

    Former rental property offering 3+ bedrooms, 1 full bath, with full walkout basement. There is a large deck on back, nice yard. Utilities are currently off due to low temps. Motivated seller. Seller may entertain owner financing.

18. 2026-02-23
    price $85,000 229-char remark

    Show marketing remark (229 chars)

    Former rental property offering 3+ bedrooms, 1 full bath, with full walkout basement. There is a large deck on back, nice yard. Utilities are currently off due to low temps. Motivated seller. Seller may entertain owner financing.

19. 2026-02-06
    listed $89,000 Active 229-char remark

    Show marketing remark (229 chars)

    Former rental property offering 3+ bedrooms, 1 full bath, with full walkout basement. There is a large deck on back, nice yard. Utilities are currently off due to low temps. Motivated seller. Seller may entertain owner financing.

20. 2006-08-21
    soldstatus $8,500
21. 2006-08-14
    soldstatus $8,500 75-char remark

    Show marketing remark (75 chars)

    2 bedroom home in Jacksonville. Large deck on back, nice yard. Outbuilding.

22. 2006-08-01
    historical 75-char remark

    Show marketing remark (75 chars)

    2 bedroom home in Jacksonville. Large deck on back, nice yard. Outbuilding.

23. 2006-01-28
    listed $9,500 75-char remark

    Show marketing remark (75 chars)

    2 bedroom home in Jacksonville. Large deck on back, nice yard. Outbuilding.

24. 2005-12-29
    soldstatus $24,667

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$312/yr (+$26/mo · 47.7%)

ⓘ 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 4/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,244
• − Mortgage interest: −$4,588
• − Property taxes: −$654
• − Insurance: −$410
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,383
• Taxable income: $571
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $1,738/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: Trimble Local
• NCES district ID: 3904592
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $34,745
• Composite: 23.89/100
• National rank: #7795
• State rank: #589 of 656 in OH

Livability — Jacksonville

• Score: 63/100
• State rank: #825
• US rank: #15363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, OH
• County: Athens · 60,466 people
• Population (ZIP): 338
• Household income: $64,038
• Rent vs Own: 11.0% rent · 89.0% own

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Iranian 7% Romanian 5% Serbian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• 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

+236.1% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $82,900 CBRMLS
• 2026-02-23 Price Changed $85,000 CBRMLS
• 2026-02-06 Listed $89,000 CBRMLS
• 2006-08-21 Sold (Public Records) $8,500 Public Records
• 2006-08-14 Sold (MLS) $8,500 CBRMLS
• 2006-08-01 Listing Removed — CBRMLS
• 2006-01-28 Listed $9,500 CBRMLS
• 2005-12-29 Sold (Public Records) $24,667 Public Records

Property tax history

+0.8%/yr

Latest (2025): $654 · -36.8% YoY. Source: county tax records.