4042 Railroad St · New Marshfield, OH 45766

$115,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 46 Days on market

Built 1900 8,276 sqft lot $88/sqft · 125% above area

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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 +23.9/30.0
• Appreciation +8.4/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Charming property offering two spacious lots with plenty of room to grow, relax, or invest! This well-maintained home features 3 bedrooms and 1 full bath, providing comfortable living with great potential. The home is equipped with a gas furnace and a new hot water tank, giving peace of mind for efficiency and reliability. A detached two-car garage adds excellent functionality, complete with a wood-burning stove--perfect for a workshop or cozy space during cooler months. The garage also includes an additional enclosed area, ideal for extra storage, a hobby space, or a quiet sitting area. The second lot offers added versatility and opportunity. Previously home to a trailer, it provides a great option for future development or expansion. While there is currently no separate septic system on the additional lot, it was previously connected to the main home's system. A new septic system installation through the New Marshfield area is expected within the next year, adding future value and convenience. Whether you're looking for a comfortable home with extra space, a property with investment potential, or room to expand, this unique offering is full of possibilities.

Key facts

• Gas furnace
• Two spacious lots
• New hot water tank

Tags

• TWO SPACIOUS LOTS
• GAS FURNACE
• NEW HOT WATER TANK
• DETACHED TWO-CAR GARAGE
• WOOD-BURNING STOVE
• ADDITIONAL ENCLOSED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,195 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Alexander Local (rural): math 44% / reading 57% proficiency, ranked #440 of 656 in OH (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($795 loan paydown + $8k appreciation (6.8% local appreciation)).
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $51,153
• List price: $115,000
• Delta: 124.82%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8387 Steinmeyer Rd	0.13mi	3/1.5	1,316 (+1%)	3mo	$180,000	$137	88
3952 Center St	0.16mi	3/1.0	1,488 (+14%)	14mo	$50,000	$34	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.64×
• Total profit: $52,708
• Equity at exit: $77,990

10-year hold

• IRR: 22.2%
• Equity multiple: 5.43×
• Total profit: $142,697
• Equity at exit: $146,631

Cash invested: $32,200 (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 45766

• Home prices YoY: 3.5%
• Active inventory: 2
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $223

Break-even live

Break-even rent $892

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $288	-5% $255	+0% $223	+5% $190	+10% $158
Rent	-10% $130	-5% $176	+0% $223	+5% $269	+10% $315
Rate	-1.0pp $281	-0.5pp $252	base $223	+0.5pp $193	+1.0pp $163

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-10
   status Active 1178-char remark

   Show marketing remark (1178 chars)

   Charming property offering two spacious lots with plenty of room to grow, relax, or invest! This well-maintained home features 3 bedrooms and 1 full bath, providing comfortable living with great potential. The home is equipped with a gas furnace and a new hot water tank, giving peace of mind for efficiency and reliability. A detached two-car garage adds excellent functionality, complete with a wood-burning stove--perfect for a workshop or cozy space during cooler months. The garage also includes an additional enclosed area, ideal for extra storage, a hobby space, or a quiet sitting area. The second lot offers added versatility and opportunity. Previously home to a trailer, it provides a great option for future development or expansion. While there is currently no separate septic system on the additional lot, it was previously connected to the main home's system. A new septic system installation through the New Marshfield area is expected within the next year, adding future value and convenience. Whether you're looking for a comfortable home with extra space, a property with investment potential, or room to expand, this unique offering is full of possibilities.

2. 2026-04-09
   status Active 1250-char remark

   Show marketing remark (1250 chars)

   Charming property offering two spacious lots with plenty of room to grow, relax, or invest! This well-maintained home features 3 bedrooms and 1 full bath, providing comfortable living with great potential. The home is equipped with a gas furnace and a new hot water tank, giving peace of mind for efficiency and reliability. A detached two-car garage adds excellent functionality, complete with a wood-burning stove--perfect for a workshop or cozy space during cooler months. The garage also includes an additional enclosed area, ideal for extra storage, a hobby space, or a quiet sitting area. The second lot offers added versatility and opportunity. Previously home to a trailer, it provides a great option for future development or expansion. While there is currently no separate septic system on the additional lot, it was previously connected to the main home's system. A new septic system installation through the New Marshfield area is expected within the next year, adding future value and convenience. Whether you're looking for a comfortable home with extra space, a property with investment potential, or room to expand, this unique offering is full of possibilities. Schedule your showing today and explore all this property has to offer!

3. 2026-04-07
   historical Active Under Contract 1178-char remark

   Show marketing remark (1250 chars)

   Charming property offering two spacious lots with plenty of room to grow, relax, or invest! This well-maintained home features 3 bedrooms and 1 full bath, providing comfortable living with great potential. The home is equipped with a gas furnace and a new hot water tank, giving peace of mind for efficiency and reliability. A detached two-car garage adds excellent functionality, complete with a wood-burning stove--perfect for a workshop or cozy space during cooler months. The garage also includes an additional enclosed area, ideal for extra storage, a hobby space, or a quiet sitting area. The second lot offers added versatility and opportunity. Previously home to a trailer, it provides a great option for future development or expansion. While there is currently no separate septic system on the additional lot, it was previously connected to the main home's system. A new septic system installation through the New Marshfield area is expected within the next year, adding future value and convenience. Whether you're looking for a comfortable home with extra space, a property with investment potential, or room to expand, this unique offering is full of possibilities. Schedule your showing today and explore all this property has to offer!

4. 2026-04-07
   status Pending 1250-char remark

   Show marketing remark (1250 chars)

   Charming property offering two spacious lots with plenty of room to grow, relax, or invest! This well-maintained home features 3 bedrooms and 1 full bath, providing comfortable living with great potential. The home is equipped with a gas furnace and a new hot water tank, giving peace of mind for efficiency and reliability. A detached two-car garage adds excellent functionality, complete with a wood-burning stove--perfect for a workshop or cozy space during cooler months. The garage also includes an additional enclosed area, ideal for extra storage, a hobby space, or a quiet sitting area. The second lot offers added versatility and opportunity. Previously home to a trailer, it provides a great option for future development or expansion. While there is currently no separate septic system on the additional lot, it was previously connected to the main home's system. A new septic system installation through the New Marshfield area is expected within the next year, adding future value and convenience. Whether you're looking for a comfortable home with extra space, a property with investment potential, or room to expand, this unique offering is full of possibilities. Schedule your showing today and explore all this property has to offer!

5. 2026-04-01
   listed $115,000 Active 1178-char remark

   Show marketing remark (1178 chars)

   Charming property offering two spacious lots with plenty of room to grow, relax, or invest! This well-maintained home features 3 bedrooms and 1 full bath, providing comfortable living with great potential. The home is equipped with a gas furnace and a new hot water tank, giving peace of mind for efficiency and reliability. A detached two-car garage adds excellent functionality, complete with a wood-burning stove--perfect for a workshop or cozy space during cooler months. The garage also includes an additional enclosed area, ideal for extra storage, a hobby space, or a quiet sitting area. The second lot offers added versatility and opportunity. Previously home to a trailer, it provides a great option for future development or expansion. While there is currently no separate septic system on the additional lot, it was previously connected to the main home's system. A new septic system installation through the New Marshfield area is expected within the next year, adding future value and convenience. Whether you're looking for a comfortable home with extra space, a property with investment potential, or room to expand, this unique offering is full of possibilities.

6. 2026-03-31
   listed $115,000 Active 1250-char remark

   Show marketing remark (1250 chars)

   Charming property offering two spacious lots with plenty of room to grow, relax, or invest! This well-maintained home features 3 bedrooms and 1 full bath, providing comfortable living with great potential. The home is equipped with a gas furnace and a new hot water tank, giving peace of mind for efficiency and reliability. A detached two-car garage adds excellent functionality, complete with a wood-burning stove--perfect for a workshop or cozy space during cooler months. The garage also includes an additional enclosed area, ideal for extra storage, a hobby space, or a quiet sitting area. The second lot offers added versatility and opportunity. Previously home to a trailer, it provides a great option for future development or expansion. While there is currently no separate septic system on the additional lot, it was previously connected to the main home's system. A new septic system installation through the New Marshfield area is expected within the next year, adding future value and convenience. Whether you're looking for a comfortable home with extra space, a property with investment potential, or room to expand, this unique offering is full of possibilities. Schedule your showing today and explore all this property has to offer!

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $1,218 · $101/mo
• Expected delta: +$576/yr (+$48/mo · 89.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $14,084
• − Mortgage interest: −$6,442
• − Property taxes: −$641
• − Insurance: −$575
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,345
• Taxable income: $827
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,475/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: Alexander Local
• NCES district ID: 3904590
• Math proficiency: 44% ▼ -26.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $42,034
• Composite: 42.39/100
• National rank: #3238
• State rank: #440 of 656 in OH

Livability — New Marshfield

• Score: 41/100
• State rank: #1195
• US rank: #27097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Marshfield, OH
• County: Athens · 60,466 people
• Population (ZIP): 1,535
• Household income: $59,537
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 73.2

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: Serbian 1%

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: ▲ 6.77%
• Current HPI: 197.8144
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-10 Relisted — ACBOR
• 2026-04-09 Relisted — CBRMLS
• 2026-04-07 Contingent — ACBOR
• 2026-04-07 Pending — CBRMLS
• 2026-04-01 Listed $115,000 ACBOR
• 2026-03-31 Listed $115,000 CBRMLS

Property tax history

+4.2%/yr

Latest (2025): $641 · +4.2% YoY. Source: county tax records.