10610 Ashville Pike #6 · Lockbourne, OH 43137

$34,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 27 Days on market

Built 1999 Fair condition $25/sqft · 83% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Home offers 3 bedroom, 2 full baths, Living Room, eat-in Kitchen, laundry room and Master Bedroom with Large walk in closet and full bath. Outside has a covered patio area, small shed and a concrete area for parking. AS IS, home is furnished and cash buyers only. see agent to agent remarks for more details.

Key facts

• Small shed
• Covered patio area
• Built 1999

Tags

• COVERED PATIO AREA
• SMALL SHED
• CONCRETE AREA FOR PARKING

Property features AI

Finance

• Other: Located in Buckeye Trails subdivision; Probate listing

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1999; No shared/common walls
• Construction: Block foundation; Mobile home dimensions approximately 48' x 28'
• Exterior features: Patio; Shed(s) and outbuilding

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring; Carpet; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating with propane
• Interior features: Open living area (reported 1344); No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $34k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $34k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,132 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, employment D, schools F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $235 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Recommended offer $33,490 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
5. 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?
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: 4.83% ✓
• Cap rate: 43.78%
• Cash-on-cash: 133.86%
• DSCR: 6.96
• GRM: 1.7

CMA / ARV

• ARV (median comp): $198,591
• List price: $34,000
• Delta: -82.88%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10610 E St Rt 762 Lot 82B	0.06mi	3/2.0	1,352 (+1%)	4mo	$75,000	$55	93
10610 E State Route 762 Lot 72	0.23mi	3/2.0	1,470 (+9%)	4mo	$60,000	$41	70
10694 East State Route 762 #94	0.10mi	3/2.0	1,526 (+14%)	22mo	$80,000	$52	54

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: —
• Equity multiple: 7.53×
• Total profit: $62,154
• Equity at exit: $5,070

10-year hold

• IRR: —
• Equity multiple: 15.84×
• Total profit: $141,319
• Equity at exit: $2,940

Cash invested: $9,520 (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 43137

• Home prices YoY: -23.2%
• Active inventory: 34
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$178
• Tax est. 1.5%: −$42 /mo · $510/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $1,062

Break-even live

Break-even rent $297

Max offer price $34,000

Occupancy floor 30%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10610 State Route 762 Unit 109B Lockbourne, OH	3.0	2.0	1056	$1,399	$1.32	10d	1	0.08mi
10610 State Route 762 Unit 165B Lockbourne, OH	3.0	2.0	1152	$1,399	$1.21	43d	1	0.08mi
10694 State Route 762 Unit 24M Lockbourne, OH	2.0	2.0	960	$1,299	$1.35	20d	1	0.14mi
2802 W Old Duvall Ct Lockbourne, OH	3.0	1.5	1600	$1,650	$1.03	1d	1	1.03mi

Listing history 1 events

1. 2026-04-24
   listed $34,000 Active 308-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,701
• − Mortgage interest: −$1,905
• − Property taxes: −$510
• − Insurance: −$170
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$989
• Taxable income: $12,975
• Est. tax owed @ 24.0%: −$3,114
• After-tax cash flow: $9,630/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to improve its condition and increase its resale or rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major exterior walls — Overgrown vegetation
• Major interior walls — Worn wallpaper
• Major flooring — Worn carpet, outdated tile
• Major kitchen cabinets — Outdated cabinets
• Major kitchen appliances — Appliances in need of replacement
• Major bathroom fixtures — Outdated fixtures
• Major bathroom tile — Need for tile replacement

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal
• Resale Replace worn carpet — Improves living space aesthetics
• Resale Upgrade kitchen cabinets — Modernizes kitchen space
• Resale Replace outdated kitchen appliances — Modernizes kitchen space
• Resale Upgrade bathroom fixtures — Modernizes bathroom space
• Resale Replace outdated bathroom tile — Modernizes bathroom space
• Resale Paint interior walls — Enhances living space aesthetics
• Resale Replace worn wallpaper — Modernizes interior space
• Resale Trim overgrown vegetation — Enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
exterior walls · Overgrown vegetation	Major	$15,000–50,000
interior walls · Worn wallpaper	Major	$15,000–50,000
flooring · Worn carpet, outdated tile	Major	$15,000–50,000
kitchen cabinets · Outdated cabinets	Major	$15,000–50,000
kitchen appliances · Appliances in need of replacement	Major	$15,000–50,000
bathroom fixtures · Outdated fixtures	Major	$15,000–50,000
bathroom tile · Need for tile replacement	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal ↑
• Resale Replace worn carpet — Improves living space aesthetics ↑
• Resale Upgrade kitchen cabinets — Modernizes kitchen space ↑
• Resale Replace outdated kitchen appliances — Modernizes kitchen space ↑
• Resale Upgrade bathroom fixtures — Modernizes bathroom space ↑
• Resale Replace outdated bathroom tile — Modernizes bathroom space ↑
• Resale Paint interior walls — Enhances living space aesthetics ↑
• Resale Replace worn wallpaper — Modernizes interior space ↑
• Resale Trim overgrown vegetation — Enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Lockbourne

• Score: 55/100
• State rank: #1132
• US rank: #23482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 1,351,780 people
• City population: 2,415
• Metro: Columbus, OH
• Population (ZIP): 2,415
• Household income: $49,145
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 13.0

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Black 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Iranian 6% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.80%
• Current HPI: 224.2066
• Rent YoY: —
• Metro: Columbus, OH
• 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

• 2026-05-21 Pending — CBRMLS
• 2026-04-24 Listed $34,000 CBRMLS