46 Twp Rd 1021 · Burlington, OH 45680

$26,353

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 34 Days on market

Built 1990 3,920 sqft lot

---

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).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Court Ordered Sale by Private Selling Officer. Auction ends on June 30, 2026. All information we have on the property is included. We have no additional information, property condition is unknown. NO SHOWINGS, NO trespassing for any reason. Information is thought to be correct but not guaranteed. 10% Buyer Premium added to the high bid, $5,000 deposit is due within 24 hours of bidding end.

Key facts

• 3,920 sq ft lot
• Built 1990
• Listed 33 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property; 1 story
• Construction: Vinyl siding
• Exterior features: Asphalt shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); No cooling
• Interior features: 4 total rooms

🔨 Auction listing. The $26,353 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $143,840 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $-77 ($-921/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#236 in OH, #3,727 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D+, employment D, schools F.
• South Point Local (suburban): math 34% / reading 51% proficiency, ranked #525 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $994 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,562 (3.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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. 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: 0.73% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $143,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Township Road 1436	0.05mi	3/1.5 (+1)	1,248 (+1%)	10mo	$175,000	$140	81
3115 Brandon Rd	0.59mi	2/1.0	1,279 (+3%)	2mo	$135,000	$106	65
41 Township Road 1030	0.42mi	3/1.0 (+1)	1,206 (-3%)	7mo	$85,400	$71	65
154 Township Road 1430	0.24mi	2/1.0	1,062 (-14%)	7mo	$55,000	$52	59
311 W 24th St	0.62mi	3/2.0 (+1)	1,264 (+2%)	0mo	$100,000	$79	58
3409 Auburn Rd	0.64mi	3/1.5 (+1)	1,208 (-3%)	2mo	$154,000	$127	57
36 Twp Rd 1026	0.17mi	2/2.0	1,419 (+14%)	14mo	$26,950	$19	52
244 Indiana St	0.65mi	2/1.5	1,152 (-7%)	6mo	$169,900	$147	51
248 Kentucky St	0.64mi	3/1.0 (+1)	1,183 (-5%)	10mo	$160,000	$135	49
2917 Auburn Rd	0.58mi	3/1.5 (+1)	1,164 (-6%)	10mo	$134,967	$116	47
260 Kentucky St	0.66mi	3/1.0 (+1)	1,112 (-10%)	4mo	$58,000	$52	44
3022 Auburn Rd	0.55mi	3/2.0 (+1)	1,102 (-11%)	11mo	$169,900	$154	38

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-28,236
• Equity at exit: $21,447

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-31,037
• Equity at exit: $12,437

Cash invested: $40,275 (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 45680

• Home prices YoY: -9.1%
• Active inventory: 42
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$754
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-77

Break-even live

Break-even rent $1,147

Max offer price $130,279

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-36	+0% $-77	+5% $-117	+10% $-158
Rent	-10% $-160	-5% $-118	+0% $-77	+5% $-35	+10% $6
Rate	-1.0pp $-4	-0.5pp $-40	base $-77	+0.5pp $-114	+1.0pp $-152

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: $35,960
• Closing costs: $4,315
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2956 Auburn Rd Huntington, WV	1.0–2.0	1.0	767	$1,050	$1.37	45d	2	0.53mi

Listing history 18 events

1. 2026-06-21
   days on market $26,353 Active 34 DOM
2. 2026-06-21
   days on market $26,353 Active 33 DOM
3. 2026-06-18
   days on market $26,353 Active 31 DOM
4. 2026-06-17
   days on market $26,353 Active 30 DOM
5. 2026-06-16
   days on market $26,353 Active 29 DOM
6. 2026-06-15
   days on market $26,353 Active 28 DOM
7. 2026-06-13
   days on market $26,353 Active 26 DOM
8. 2026-06-12
   remarks 392-char remark
9. 2026-06-12
   days on market $26,353 Active 25 DOM
10. 2026-06-09
    days on market $26,353 Active 22 DOM
11. 2026-06-08
    days on market $26,353 Active 21 DOM
12. 2026-06-08
    days on market $26,353 Active 20 DOM
13. 2026-06-05
    days on market $26,353 Active 18 DOM
14. 2026-06-04
    days on market $26,353 Active 16 DOM
15. 2026-06-02
    days on market $26,353 Active 15 DOM
16. 2026-06-01
    days on market $26,353 Active 14 DOM
17. 2026-05-31
    days on market $26,353 Active 13 DOM
18. 2026-05-18
    listed $26,353 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,600
• − Mortgage interest: −$8,057
• − Property taxes: −$1,104
• − Insurance: −$719
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$4,184
• Taxable loss: −$3,481
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $-86/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: South Point Local
• NCES district ID: 3904795
• Math proficiency: 34% ▼ -26.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $38,807
• Composite: 35.43/100
• National rank: #4935
• State rank: #525 of 656 in OH

Livability — Burlington

• Score: 76/100
• State rank: #236
• US rank: #3727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 11,878
• Household income: $55,348
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.42%
• Current HPI: 173.8502
• 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

1 event — show timeline

• 2026-05-18 Listed $26,353 ACBOR

Property tax history

+7.5%/yr

Latest (2025): $1,104 · +19.5% YoY. Source: county tax records.