216 N Columbus St · Russellville, OH 45168

$40,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 75 Days on market

7,884 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your hammer! 3 bed 1 bath on 0.1810 acres with a detached garage. Garage has concrete floor and loft. This property is in need of a total rehab. Property has public water and public sewer. Cash only.

Key facts

• 7,884 sq ft lot
• Garage
• Listed 75 days

Property features AI

Finance

• Other: Zoned residential; Located in Jefferson Twp.; directions: st rt 125 through georgetown to russelville; Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Detached garage (1 car); Driveway
• Utilities: Public water; Public sewer
• Home design: Cape Cod style; Single-family home; Two levels
• Construction: Block construction; Block foundation; Metal roof; Built with block materials
• Exterior features: Wood windows

Interior

• Kitchen: Kitchen approximately 10 x 15
• Bedrooms: 3 bedrooms (all on main level; each approx. 10 x 10)
• Bathrooms: 1 full bathroom on main level
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#443 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Eastern Local (rural): math 51% / reading 61% proficiency, ranked #350 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 147 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $1k appreciation (3.2% local appreciation)).
• Brown County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago 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.
• Current owner paid $17k; list at $40k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 2.92% ✓
• Cap rate: 26.90%
• Cash-on-cash: 73.60%
• DSCR: 4.27
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.3%
• Equity multiple: 5.37×
• Total profit: $48,962
• Equity at exit: $18,410

10-year hold

• IRR: 77.7%
• Equity multiple: 11.04×
• Total profit: $112,490
• Equity at exit: $28,705

Cash invested: $11,200 (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 45168

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$10 /mo · $120/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $687

Break-even live

Break-even rent $299

Max offer price $40,000

Occupancy floor 36%

Sensitivity live

Price	-10% $710	-5% $698	+0% $687	+5% $676	+10% $664
Rent	-10% $595	-5% $641	+0% $687	+5% $733	+10% $779
Rate	-1.0pp $707	-0.5pp $697	base $687	+0.5pp $677	+1.0pp $666

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $40,000 Active 75 DOM
2. 2026-06-18
   days on market $40,000 Active 73 DOM
3. 2026-06-17
   days on market $40,000 Active 72 DOM
4. 2026-06-16
   days on market $40,000 Active 71 DOM
5. 2026-06-15
   days on market $40,000 Active 70 DOM
6. 2026-06-13
   days on market $40,000 Active 68 DOM
7. 2026-06-12
   days on market $40,000 Active 67 DOM
8. 2026-06-09
   days on market $40,000 Active 64 DOM
9. 2026-06-08
   days on market $40,000 Active 63 DOM
10. 2026-06-08
    days on market $40,000 Active 62 DOM
11. 2026-06-07
    days on market $40,000 Active 61 DOM
12. 2026-06-04
    days on market $40,000 Active 58 DOM
13. 2026-06-02
    days on market $40,000 Active 57 DOM
14. 2026-06-01
    days on market $40,000 Active 56 DOM
15. 2026-05-31
    days on market $40,000 Active 55 DOM
16. 2026-04-06
    listed $40,000 Active
17. 2005-07-17
    historical
18. 2005-02-16
    listed $25,000
19. 2001-09-20
    soldstatus $16,780

ⓘ 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: $120 · $10/mo
• Projected year-2 tax: $372 · $31/mo
• Expected delta: +$252/yr (+$21/mo · 210.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,026
• − Mortgage interest: −$2,241
• − Property taxes: −$120
• − Insurance: −$200
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,164
• Taxable income: $8,058
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $6,310/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: Eastern Local
• NCES district ID: 3904603
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $50,895
• Composite: 47.81/100
• National rank: #2226
• State rank: #350 of 656 in OH

Livability — Russellville

• Score: 71/100
• State rank: #443
• US rank: #7297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, OH
• County: Brown · 38,418 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 1,399
• Household income: $71,154
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 17.6

Population outlook (Brown County) Hauer SSP2

• Today (2025): 41,243 people
• By 2030: 39,382 · -4.5%
• By 2040: 35,196 · -14.7%
• By 2050: 30,743 · -25.5%
• By 2075: 21,870 · -47.0%
• By 2100: 15,069 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Italian 4% Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+61.5) · D 19.0% · R 80.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -23.3pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+57.4 2016: R+52.2 2012: R+25.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 190.1083
• 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

+138.4% since first listed

4 events — show timeline

• 2026-04-06 Listed $40,000 Cincy MLS
• 2005-07-17 Listing Removed — Cincy MLS
• 2005-02-16 Listed $25,000 Cincy MLS
• 2001-09-20 Sold (Public Records) $16,780 Public Records

Property tax history

-12.6%/yr

Latest (2025): $120 · +0.0% YoY. Source: county tax records.