108 Walnut St · Proctorville, OH 45669

$170,000

3 bd · 1.0 ba · 2,234 sqft · SingleFamily public records · 24 Days on market

Built 1945 0.27 ac lot Est $306k · 44% 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Schools +5.7/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

4 Bedrooms, 2 1/2 bath on a large, fenced level lot in the Heart of Proctorville. With over 2200 sq feet, this home features large rooms with soaring ceilings. With a little TLC it can be the showplace it once was. Newer engineered hardwood and vinyl flooring throughout the main living areas. Enter into a sun-filled enclosed all-seasons room then into the spacious living room featuring a beautiful staircase and fireplace (nonworking). If you like to host large dinner parties, you will love the large dining room with a custom built-in. The kitchen features an abundance of cabinet storage as well as a separate panty/laundry room. 2 bedrooms and 2 full baths on the first floor and 2 bedrooms a

Key facts

• Large dining room
• Custom built-in
• Fenced level lot

Tags

• FENCED LEVEL LOT
• LARGE DINING ROOM
• CUSTOM BUILT-IN
• ABUNDANCE OF CABINET STORAGE
• SEPARATE PANTRY LAUNDRY ROOM
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (27.2% below list).
• Recommended offer: $124k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#147 in OH, #2,275 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, amenities F, employment D-.
• Fairland Local (suburban): math 63% / reading 73% proficiency, ranked #177 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 73 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 (-1.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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

• It's been on market 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $144k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $123,746 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $306,058
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Ferry St	0.35mi	4/2.0 (+1)	2,016 (-10%)	8mo	$300,000	$149	52
185 Township Road 1370	0.71mi	3/2.0	1,941 (-13%)	16mo	$252,575	$130	28
91 Township Road 1152	0.71mi	4/2.5 (+1)	2,080 (-7%)	23mo	$285,000	$137	25
49 Township Road 1370	0.66mi	3/2.0	1,947 (-13%)	23mo	$257,900	$132	25

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

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.42×
• Total profit: $-27,447
• Equity at exit: $34,920

10-year hold

• IRR: -7.2%
• Equity multiple: 0.43×
• Total profit: $-27,280
• Equity at exit: $31,678

Cash invested: $47,600 (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 45669

• Home prices YoY: -0.8%
• Active inventory: 73
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-139

Break-even live

Break-even rent $1,414

Max offer price $145,366

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-91	+0% $-139	+5% $-188	+10% $-236
Rent	-10% $-237	-5% $-188	+0% $-139	+5% $-91	+10% $-42
Rate	-1.0pp $-54	-0.5pp $-96	base $-139	+0.5pp $-183	+1.0pp $-228

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-03-29
   listed $170,000 Active
3. 2021-04-08
   soldstatus $144,000
4. 1997-11-21
   soldstatus $75,000

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,856 · $155/mo
• Expected delta: +$796/yr (+$66/mo · 75.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,850
• − Mortgage interest: −$9,523
• − Property taxes: −$1,059
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$4,945
• Taxable loss: −$4,701
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $-545/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: Fairland Local
• NCES district ID: 3904793
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $47,234
• Composite: 57.41/100
• National rank: #1077
• State rank: #177 of 656 in OH

Livability — Proctorville

• Score: 79/100
• State rank: #147
• US rank: #2275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Proctorville, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 10,085
• Household income: $65,824
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 9.1

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 (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea, China
• Languages at home: 98% English-only · Korean 1% Spanish 1%

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: ▼ -1.76%
• Current HPI: 212.88
• 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

+126.7% since first listed

4 events — show timeline

• 2026-04-24 Pending — HBRMLS
• 2026-03-29 Listed $170,000 HBRMLS
• 2021-04-08 Sold (Public Records) $144,000 Public Records
• 1997-11-21 Sold (Public Records) $75,000 Public Records

Property tax history

-8.0%/yr

Latest (2025): $1,059 · -23.5% YoY. Source: county tax records.