1209 S 10th St · Ironton, OH 45638

$130,000

3 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 4 Days on market

Built 1952 7,841 sqft lot $100/sqft · 10% above area Est $118k · 10% over

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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
• DSCR +4.6/10.0
• Schools +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

Key facts

• Hardwood floors
• Updated bathroom
• 7,841 sq ft lot

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOM
• FULL UNFINISHED BASEMENT
• EXPANSIVE LOWER LEVEL

Property features AI

Finance

• Other: Property type: Residential
• Financial info: No financial details provided
• HOA & community: No HOA information specified

Exterior

• Parking: Attached garage (1 car); Off-street parking
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Brick and vinyl siding exterior; Metal roof
• Exterior features: Deck; Porch; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Has basement (full, unfinished)
• Interior features: Living room fireplace
• Laundry & utility: Washer/dryer not specified

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 $41 ($490/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 $113k (13.0% below list).
• Recommended offer: $113k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Ironton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#354 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• Ironton City School District (suburban): math 54% / reading 58% proficiency, ranked #382 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,108 (13.0% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $118,384
• List price: $130,000
• Delta: 9.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 S 8th Street St	0.26mi	3/1.0	1,315 (+1%)	2mo	$62,500	$48	83
913 South 8th St	0.24mi	3/2.5	1,296 (-1%)	1mo	$207,000	$160	83
1116 South 8th St	0.17mi	3/2.0	1,358 (+4%)	3mo	$170,000	$125	80
1222 Osage Ct	0.19mi	3/2.0	1,374 (+5%)	8mo	$180,000	$131	74
609 Spruce St	0.25mi	3/2.0	1,200 (-8%)	1mo	$128,500	$107	72
1703 S 5th St	0.48mi	3/1.5	1,296 (-1%)	8mo	$185,000	$143	70
1619 S 6th St	0.41mi	3/1.0	1,352 (+4%)	4mo	$146,000	$108	69
721 Chestnut St	0.24mi	3/1.0	1,410 (+8%)	7mo	$1	—	67
914 Pine St St	0.12mi	3/1.0	1,113 (-15%)	8mo	$75,000	$67	61
323 Neal Ave	0.63mi	2/1.0 (-1)	1,273 (-2%)	2mo	$101,000	$79	58
1412 S 4th St	0.44mi	3/1.0	1,136 (-13%)	1mo	$128,600	$113	55
707 Mastin Ave	0.56mi	3/2.0	1,200 (-8%)	7mo	$165,000	$138	52

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-18,474
• Equity at exit: $19,383

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-12,780
• Equity at exit: $11,240

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 45638

• Home prices YoY: -19.6%
• Active inventory: 84
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $41

Break-even live

Break-even rent $1,079

Max offer price $130,000

Occupancy floor 91%

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 10 events

1. 2026-05-02
   status Pending 804-char remark
2. 2026-04-28
   listed $130,000 Active 804-char remark
3. 2023-03-08
   soldstatus $100,000
4. 2023-03-01
   soldstatus $100,000 Closed 298-char remark

   Show marketing remark (298 chars)

   This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

5. 2023-03-01
   soldstatus $100,000

   Show marketing remark (298 chars)

   This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

6. 2023-01-26
   historical Active Under Contract 298-char remark

   Show marketing remark (298 chars)

   This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

7. 2022-12-25
   status Active 298-char remark

   Show marketing remark (298 chars)

   This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

8. 2022-12-19
   historical Active Under Contract 298-char remark

   Show marketing remark (298 chars)

   This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

9. 2022-12-13
   listed $99,000 Active 298-char remark

   Show marketing remark (298 chars)

   This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

10. 2022-12-13
    listed $99,000

    Show marketing remark (298 chars)

    This brick ranch with 1,300+ sq ft located in close proximity to nice amenities is available to purchase. This 3 bedroom & 1 bath home with full basement & 1 car attached garage has hardwood floors, spacious sized rooms, wood burning fireplace, breakfast nook & a large back yard.

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$313/yr (+$26/mo · 22.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,573
• − Mortgage interest: −$7,282
• − Property taxes: −$1,401
• − Insurance: −$650
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,782
• Taxable loss: −$1,714
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $902/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: Ironton City School District
• NCES district ID: 3904414
• Math proficiency: 54% ▼ -10.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $32,999
• Composite: 46.13/100
• National rank: #2505
• State rank: #382 of 656 in OH

Livability — Ironton

• Score: 72/100
• State rank: #354
• US rank: #5718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironton, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

+31.3% since first listed

10 events — show timeline

• 2026-05-02 Pending — HBRMLS
• 2026-04-28 Listed $130,000 HBRMLS
• 2023-03-08 Sold (Public Records) $100,000 Public Records
• 2023-03-01 Sold (MLS) $100,000 HBRMLS
• 2023-03-01 Sold (MLS) $100,000 AABOR
• 2023-01-26 Contingent — AABOR
• 2022-12-25 Relisted — AABOR
• 2022-12-19 Contingent — AABOR
• 2022-12-13 Listed $99,000 HBRMLS
• 2022-12-13 Listed $99,000 AABOR

Property tax history

+7.0%/yr

Latest (2025): $1,401 · +14.6% YoY. Source: county tax records.