5133 Vigo Rd · Richmond Dale, OH 45647

$97,500

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 11 Days on market

Built 1953

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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 +17.5/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.1/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 2-bedroom, 1-bath home ready for your vision and renovation expertise. This property offers a solid foundation for a wonderful home, whether you are just starting out or empty nesters wanting to down size. Don't miss this chance. Home is being sold as-is.

Key facts

• Built 1953
• Listed 11 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank sewer; Propane service
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Range
• Bedrooms: 2 main level bedrooms
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window unit(s) for cooling
• Interior features: Range; Block partial basement with walk-out access; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $75 ($902/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 $86k (11.7% below list).
• Recommended offer: $86k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,091 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Southeastern Local (rural): math 57% / reading 63% proficiency, ranked #294 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southeastern Middle School (math 57% / reading 65%, grade B+, #252 of 654 statewide, top 39%, 297 students, 99% FRL); Southeastern High School (math 37% / reading 57%, grade D-, #435 of 781 statewide, top 59%, 263 students, 0% FRL) — zoned schools average 50% FRL vs 73% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 24 units permitted in Ross 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 $6k of equity ($674 loan paydown + $5k appreciation (5.3% local appreciation)).
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $98k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,046 (11.7% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.06×
• Total profit: $29,013
• Equity at exit: $57,150

10-year hold

• IRR: 16.6%
• Equity multiple: 4.03×
• Total profit: $82,727
• Equity at exit: $100,238

Cash invested: $27,300 (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 45647

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $75

Break-even live

Break-even rent $765

Max offer price $97,500

Occupancy floor 86%

Sensitivity live

Price	-10% $130	-5% $103	+0% $75	+5% $48	+10% $20
Rent	-10% $7	-5% $41	+0% $75	+5% $109	+10% $143
Rate	-1.0pp $124	-0.5pp $100	base $75	+0.5pp $50	+1.0pp $24

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   statusdays on market $97,500 Active Under Contract 11 DOM
2. 2026-06-18
   days on market $97,500 Active 9 DOM
3. 2026-06-17
   days on market $97,500 Active 8 DOM
4. 2026-06-16
   days on market $97,500 Active 7 DOM
5. 2026-06-15
   days on market $97,500 Active 6 DOM
6. 2026-06-13
   days on market $97,500 Active 4 DOM
7. 2026-06-12
   remarks 284-char remark
8. 2026-06-12
   listed $97,500 Active 3 DOM

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$444/yr (+$37/mo · 70.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,326
• − Mortgage interest: −$5,462
• − Property taxes: −$632
• − Insurance: −$488
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,836
• Taxable loss: −$744
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $1,080/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: Southeastern Local
• NCES district ID: 3904952
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $45,736
• Composite: 50.65/100
• National rank: #1832
• State rank: #294 of 656 in OH

Livability — Richmond Dale

• Score: 57/100
• State rank: #1091
• US rank: #21959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vinton · 12,723 people
• City population: 600
• Population (ZIP): 2,276
• Household income: $63,906
• Rent vs Own: 24.9% rent · 75.1% own

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 3%
• Common ancestry: Italian 6% Polish 3% Serbian 1%
• Languages at home: 97% English-only · German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 252.6061
• 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

+82.2% since first listed

2 events — show timeline

• 2026-06-09 Listed $97,500 SVAR
• 2007-11-20 Sold (Public Records) $53,500 Public Records

Property tax history

-2.1%/yr

Latest (2025): $632 · +5.6% YoY. Source: county tax records.