5566 State Route 152

Dillonvale, OH 43917

$59,900B+

2 bd · 1.0 ba · 1,024 sqft · Built 1918 · SingleFamily · Active · 86 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $941/mo
• Mortgage (P&I): −$314
• Tax + insurance: −$515
• HOA: −$0
• Vac / Maint / Mgmt: −$198
• Net cashflow: $-86/mo
• Annual: $-1,030/yr
• Cap rate: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• 1% rule: 1.57%
• Cash to close: $16,772

Investor read

• This is a 2-bed/1.0-bath single-family listed at $60k.
• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $45k (25.3% below list).
• Meets the 1% rule at list price ($941 rent vs $60k).
• It's been on market 86 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $45k (25.3% below list) — sets the bar for cash-flow.
• In year one you build about $32 of equity ($414 loan paydown + $-382 appreciation (-0.6% local appreciation)).
• Location reads 82/100 on livability (#71 in OH, #1,093 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities D.
• Buckeye Local (rural): math 44% / reading 53% proficiency, ranked #471 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buckeye West Elementary School (math 62% / reading 52%, grade C+, #729 of 1,584 statewide, top 48%, 217 students, 62% FRL); Buckeye Local Junior High (math 33% / reading 51%, grade D-, #499 of 654 statewide, top 77%, 209 students, 56% FRL); Buckeye Local High School (388 students, 54% FRL).
• Watch-outs: flood insurance adds $460/mo; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 8 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• Jefferson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts since 11y 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.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 86 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
• Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-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?
• 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.