262 N 5th St · McConnelsville, OH 43756

$130,000

3 bd · 1.5 ba · 1,732 sqft · SingleFamily public records · 394 Days on market

Built 1920 8,315 sqft lot $75/sqft · 15% below area Est $154k · 15% under

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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 +17.4/30.0
• ARV discount +14.4/15.0
• Appreciation +7.2/10.0
• DSCR +5.4/10.0
• Schools +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

Key facts

• All new appliances
• 8,315 sq ft lot
• Parking

Tags

• WALKING DISTANCE TO SHOPS
• ALL NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $114k (12.4% below list).
• Recommended offer: $114k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#648 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: health & safety C-, amenities F, commute F.
• Morgan Local (rural): math 46% / reading 60% proficiency, ranked #420 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 34 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($899 loan paydown + $6k appreciation (4.4% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $38k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $130k implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,918 (12.4% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.88% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $153,634
• List price: $130,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 W Jefferson Ave	0.16mi	3/1.5	1,716 (-1%)	6mo	$260,000	$152	86
3905 N Wedgewood Dr	0.42mi	3/2.0	1,768 (+2%)	3mo	$224,000	$127	73
41 W Bell Ave	0.31mi	3/2.0	1,792 (+4%)	7mo	$203,750	$114	72
40 N 9th St	0.31mi	4/2.0 (+1)	1,696 (-2%)	4mo	$125,000	$74	72
191 S 5th St	0.30mi	3/1.0	1,634 (-6%)	10mo	$22,000	$13	66
257 N 5th St	0.04mi	3/2.0	1,490 (-14%)	13mo	$155,000	$104	62
3810 N Dugan Rd NW	0.36mi	3/2.5	1,484 (-14%)	7mo	$133,000	$90	49
4018 N State Route 376 NW	0.60mi	4/2.0 (+1)	1,950 (+13%)	3mo	$140,000	$72	42
843 High St N	0.65mi	4/1.0 (+1)	1,665 (-4%)	18mo	$118,500	$71	41
1002 Echo St N	0.70mi	3/2.0	1,550 (-10%)	10mo	$95,000	$61	39
3049 Palace Heights Ln NW	0.55mi	2/1.0 (-1)	1,980 (+14%)	11mo	$66,000	$33	34

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

Projected returns pro-forma

4.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.87×
• Total profit: $31,560
• Equity at exit: $68,857

10-year hold

• IRR: 15.1%
• Equity multiple: 3.54×
• Total profit: $92,321
• Equity at exit: $115,037

Cash invested: $36,400 (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 43756

• Home prices YoY: 2.2%
• Active inventory: 28
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $97

Break-even live

Break-even rent $1,017

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $170	-5% $134	+0% $97	+5% $60	+10% $23
Rent	-10% $7	-5% $52	+0% $97	+5% $142	+10% $187
Rate	-1.0pp $162	-0.5pp $130	base $97	+0.5pp $63	+1.0pp $29

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $130,000 Active 394 DOM
2. 2026-06-18
   days on market $130,000 Active 392 DOM
3. 2026-06-17
   days on market $130,000 Active 391 DOM
4. 2026-06-16
   days on market $130,000 Active 390 DOM
5. 2026-06-15
   days on market $130,000 Active 389 DOM
6. 2026-06-13
   days on market $130,000 Active 387 DOM
7. 2026-06-12
   days on market $130,000 Active 386 DOM
8. 2026-06-09
   days on market $130,000 Active 383 DOM
9. 2026-06-08
   days on market $130,000 Active 382 DOM
10. 2026-06-08
    days on market $130,000 Active 381 DOM
11. 2026-06-07
    days on market $130,000 Active 380 DOM
12. 2026-06-04
    days on market $130,000 Active 377 DOM
13. 2026-06-02
    days on market $130,000 Active 376 DOM
14. 2026-06-01
    days on market $130,000 Active 375 DOM
15. 2026-05-31
    days on market $130,000 Active 374 DOM
16. 2026-03-03
    status Active 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

17. 2026-03-03
    price $130,000 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

18. 2026-03-01
    historical
19. 2026-02-28
    historical 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

20. 2025-12-29
    price $135,000

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

21. 2025-12-29
    price $135,000 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

22. 2025-11-12
    price $140,900
23. 2025-11-07
    price $140,900 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

24. 2025-08-12
    price $145,900 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

25. 2025-07-21
    price $154,900

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

26. 2025-07-21
    price $154,900 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

27. 2025-06-16
    price $159,900

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

28. 2025-06-16
    price $159,900 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

29. 2025-05-19
    listed $167,900 Active 611-char remark

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

30. 2025-05-19
    listed $167,900 Active

    Show marketing remark (611 chars)

    Charming 3-bedroom, 1.5-bath two-story home offering 1,732 sq ft of living space in the heart of McConnelsville, OH. Enjoy the convenience of being within walking distance to local restaurants, shops, and community events. This well-maintained residence features a spacious layout, perfect for both relaxation and entertaining. Don't miss the opportunity to own a piece of McConnelsville's vibrant community. Additional lot for entertaining or additional parking. Brand new energy efficient furnace installed 6 mths ago. All new appliances stay with the home! All new gutters and downspouts installed 8/17/2025

31. 2009-12-31
    soldstatus $15,000
32. 2009-12-23
    soldstatus $15,000
33. 2008-12-23
    listed $21,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$610/yr (+$51/mo · 75.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $13,670
• − Mortgage interest: −$7,282
• − Property taxes: −$808
• − Insurance: −$650
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$3,782
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,410/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: Morgan Local
• NCES district ID: 3904877
• Math proficiency: 46% ▼ -20.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $36,523
• Composite: 43.93/100
• National rank: #2907
• State rank: #420 of 656 in OH

Livability — McConnelsville

• Score: 66/100
• State rank: #648
• US rank: #11482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McConnelsville, OH
• County: Morgan · 19,509 people
• Population (ZIP): 5,747
• Household income: $62,238
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 8.5

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 14,024 people
• By 2030: 13,485 · -3.8%
• By 2040: 12,222 · -12.8%
• By 2050: 10,912 · -22.2%
• By 2075: 8,181 · -41.7%
• By 2100: 5,838 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 1% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -46.0pp toward R · 2008: -7.2pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+48.4 2016: R+41.4 2012: R+6.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.38%
• Current HPI: 200.5438
• 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

+519.0% since first listed

18 events — show timeline

• 2026-03-03 Relisted — MLSNOW
• 2026-03-03 Price Changed $130,000 MLSNOW
• 2026-03-01 Listing Removed — CBRMLS
• 2026-02-28 Listing Removed — MLSNOW
• 2025-12-29 Price Changed $135,000 CBRMLS
• 2025-12-29 Price Changed $135,000 MLSNOW
• 2025-11-12 Price Changed $140,900 CBRMLS
• 2025-11-07 Price Changed $140,900 MLSNOW
• 2025-08-12 Price Changed $145,900 MLSNOW
• 2025-07-21 Price Changed $154,900 CBRMLS
• 2025-07-21 Price Changed $154,900 MLSNOW
• 2025-06-16 Price Changed $159,900 CBRMLS
• 2025-06-16 Price Changed $159,900 MLSNOW
• 2025-05-19 Listed $167,900 CBRMLS
• 2025-05-19 Listed $167,900 MLSNOW
• 2009-12-31 Sold (Public Records) $15,000 Public Records
• 2009-12-23 Sold (MLS) $15,000 MLSNOW
• 2008-12-23 Listed $21,000 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $808 · -0.3% YoY. Source: county tax records.