35 N Church St · South Charleston, OH 45368

$85,000

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 43 Days on market

Built 1949 0.31 ac lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ONSITE PUBLIC AUCTION - Wednesday, May 13 at 10am. Real estate sells at 12noon. Nice cape cod style home located in the heart of South Charleston. Home features 3 bedrooms, 1 full bath, living room, kitchen with breakfast knook, finished dormer with lots of storage, full unfinished basement, back deck to backyard with shed, cement block detached 2 car garage, gas furnace, central air, & replacement windows. Large 83' x 165' lot. Appraised at only $85,000. Terms - 10% of the purchase price required at close of auction, balance upon delivery of deed within 40 days. Taxes prorated to day of closing. Possession at closing. Real estate has been appraised at $85,000 and sells to the highest

Key facts

• Gas furnace
• Finished dormer
• Cape cod style home

Tags

• CAPE COD STYLE HOME
• FINISHED DORMER
• BACK DECK
• CEMENT BLOCK DETACHED GARAGE
• GAS FURNACE
• CENTRAL AIR

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Supplied water
• Home design: Single-family residence; Residential property; Built in 1949
• Construction: Vinyl siding; Block foundation
• Exterior features: Shed(s); Residential lot; Lot dimensions approximately 83 x 165 (0.31 acres)

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Block unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#676 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Market conditions: 10 active listings in the ZIP; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clark County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1949 — 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 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. 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: 1.17% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $195,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 N Church St	0.00mi	3/1.0 (+1)	1,168 (0%)	1mo	$115,000	$98	94
116 E Jamestown St	0.10mi	2/2.0	1,148 (-2%)	6mo	$200,000	$174	84
10 E Jamestown St	0.07mi	3/1.0 (+1)	1,232 (+6%)	4mo	$165,000	$134	79
211 W Columbus Rd	0.22mi	3/1.0 (+1)	1,195 (+2%)	24mo	$110,475	$92	61
325 E Jamestown St	0.26mi	3/2.0 (+1)	1,188 (+2%)	20mo	$167,000	$141	59
229 Clifton Rd	0.25mi	3/2.0 (+1)	1,256 (+8%)	13mo	$219,000	$174	55
509 Section Line Dr	0.73mi	3/2.0 (+1)	1,190 (+2%)	12mo	$220,000	$185	44
9494 Old Springfield Rd	0.51mi	3/1.0 (+1)	1,285 (+10%)	18mo	$175,000	$136	39
210 Berschet Dr	0.64mi	3/1.0 (+1)	1,020 (-13%)	8mo	$165,000	$162	38
220 Berschet Dr	0.62mi	3/1.0 (+1)	1,015 (-13%)	9mo	$170,000	$167	36
216 Fence Row Ln	0.75mi	3/2.0 (+1)	1,231 (+5%)	15mo	$225,000	$183	35
212 Berschet Dr	0.63mi	3/1.0 (+1)	1,020 (-13%)	17mo	$184,500	$181	30

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,547
• Equity at exit: $12,674

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $14,451
• Equity at exit: $7,349

Cash invested: $23,800 (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 45368

• Home prices YoY: -31.0%
• Active inventory: 10
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $192

Break-even live

Break-even rent $752

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $240	-5% $216	+0% $192	+5% $168	+10% $144
Rent	-10% $113	-5% $152	+0% $192	+5% $231	+10% $270
Rate	-1.0pp $234	-0.5pp $213	base $192	+0.5pp $170	+1.0pp $147

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-03-31
   listed $85,000 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: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,936
• − Mortgage interest: −$4,761
• − Property taxes: −$1,355
• − Insurance: −$425
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,473
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,057/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)

No district data.

Livability — South Charleston

• Score: 66/100
• State rank: #676
• US rank: #11923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Charleston, OH
• County: Clark · 134,280 people
• Metro: Springfield, OH
• Population (ZIP): 3,860
• Household income: $60,411
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 4.4

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.66%
• Current HPI: 264.6185
• 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

2 events — show timeline

• 2026-05-14 Pending — WRIST
• 2026-03-31 Listed $85,000 WRIST

Property tax history

+5.9%/yr

Latest (2025): $1,355 · +27.1% YoY. Source: county tax records.