3277 St Rt 73 · Rocky Fork Point, OH 45133

$150,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 207 Days on market

Built 1991 1.37 ac lot $118/sqft · 61% 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. Short Sale.

Key facts

• 1.37-acre lot
• Main-level living
• 1.37 acre lot

Tags

• 1.37-ACRE LOT
• EN-SUITE FOR PRIMARY BEDROOM
• MAIN-LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $112 ($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 $137k (8.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,111 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime D-, amenities F.
• Bright Local (rural): math 58% / reading 62% proficiency, ranked #298 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 125 active listings in the ZIP; 20 units permitted in Highland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Highland County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $150k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $385,000
• List price: $150,000
• Delta: -61.04%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-17,192
• Equity at exit: $22,365

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-5,859
• Equity at exit: $12,969

Cash invested: $42,000 (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 45133

• Home prices YoY: -19.4%
• Active inventory: 125
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $112

Break-even live

Break-even rent $1,233

Max offer price $150,000

Occupancy floor 87%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $150,000 Active 207 DOM
2. 2026-06-17
   days on market $150,000 Active 206 DOM
3. 2026-06-16
   days on market $150,000 Active 205 DOM
4. 2026-06-15
   days on market $150,000 Active 204 DOM
5. 2026-06-13
   days on market $150,000 Active 202 DOM
6. 2026-06-12
   days on market $150,000 Active 201 DOM
7. 2026-06-09
   days on market $150,000 Active 198 DOM
8. 2026-06-08
   days on market $150,000 Active 197 DOM
9. 2026-06-07
   days on market $150,000 Active 196 DOM
10. 2026-06-07
    days on market $150,000 Active 195 DOM
11. 2026-06-04
    days on market $150,000 Active 192 DOM
12. 2026-06-02
    days on market $150,000 Active 191 DOM
13. 2026-06-01
    days on market $150,000 Active 190 DOM
14. 2026-05-31
    days on market $150,000 Active 189 DOM
15. 2026-04-27
    status Active 439-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

16. 2026-04-27
    price $150,000 439-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

17. 2026-04-27
    status Active 542-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

18. 2026-04-27
    price $150,000 542-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

19. 2026-04-09
    status Pending 542-char remark

    Show marketing remark (439 chars)

    Discover this stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. Short Sale.

20. 2026-04-09
    status Contingency Pending 439-char remark

    Show marketing remark (439 chars)

    Discover this stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. Short Sale.

21. 2026-04-03
    historical 439-char remark

    Show marketing remark (439 chars)

    Discover this stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. Short Sale.

22. 2026-03-07
    price $169,900 542-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

23. 2026-03-05
    price $169,900 439-char remark

    Show marketing remark (439 chars)

    Discover this stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. Short Sale.

24. 2025-12-08
    price $175,000 542-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

25. 2025-12-07
    price $175,000 439-char remark

    Show marketing remark (439 chars)

    Discover this stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. Short Sale.

26. 2025-11-18
    listed $179,900 Active 439-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

27. 2025-11-18
    listed $179,900 Active 542-char remark

    Show marketing remark (542 chars)

    Discover this well-kept stick-built home located just 8 miles south of Hillsboro between Belfast and Berrysville. This property offers 3 bedrooms, 2 full bathrooms, including a convenient en-suite for the primary bedroom. Sitting on a beautiful 1.37-acre lot, there's plenty of room to spread out and enjoy the peaceful setting. The layout is practical and comfortable, with easy main-level living and space that fits a variety of needs. If you've been looking for a home with land and a quaint location, this one is worth a look. Short Sale.

28. 2019-12-10
    soldstatus $89,200 Sold
29. 2019-10-24
    historical Contingency Pending
30. 2019-10-15
    price $90,000
31. 2019-10-15
    status Active
32. 2019-09-11
    historical Contingency Pending
33. 2019-08-15
    price $94,900
34. 2019-08-01
    listed $99,900 Active
35. 2006-09-02
    historical
36. 2006-03-06
    listed $75,000
37. 2004-06-14
    historical
38. 2003-12-15
    listed $94,900
39. 1998-01-16
    soldstatus $61,000
40. 1997-07-16
    soldstatus $50,000
41. 1996-08-18
    soldstatus $50,000

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$422/yr (+$35/mo · 28.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,494
• − Mortgage interest: −$8,402
• − Property taxes: −$1,497
• − Insurance: −$750
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,364
• Taxable loss: −$1,158
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $1,622/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: Bright Local
• NCES district ID: 3904761
• Math proficiency: 58% ▼ -14.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $43,820
• Composite: 50.48/100
• National rank: #1856
• State rank: #298 of 656 in OH

Livability — Rocky Fork Point

• Score: 56/100
• State rank: #1111
• US rank: #22654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Highland · 42,279 people
• Population (ZIP): 23,604
• Household income: $58,813
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 15.9

Population outlook (Highland County) Hauer SSP2

• Today (2025): 41,165 people
• By 2030: 39,726 · -3.5%
• By 2040: 36,377 · -11.6%
• By 2050: 32,572 · -20.9%
• By 2075: 23,690 · -42.5%
• By 2100: 16,220 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.4%
• 2008→2024 swing: -37.0pp toward R · 2008: -26.3pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+60.4 2016: R+56.1 2012: R+30.7 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.94%
• Current HPI: 278.012
• 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

+200.0% since first listed

27 events — show timeline

• 2026-04-27 Relisted — Cincy MLS
• 2026-04-27 Price Changed $150,000 Cincy MLS
• 2026-04-27 Relisted — Dayton MLS
• 2026-04-27 Price Changed $150,000 Dayton MLS
• 2026-04-09 Pending — Dayton MLS
• 2026-04-09 Relisted — Cincy MLS
• 2026-04-03 Listing Removed — Cincy MLS
• 2026-03-07 Price Changed $169,900 Dayton MLS
• 2026-03-05 Price Changed $169,900 Cincy MLS
• 2025-12-08 Price Changed $175,000 Dayton MLS
• 2025-12-07 Price Changed $175,000 Cincy MLS
• 2025-11-18 Listed $179,900 Dayton MLS
• 2025-11-18 Listed $179,900 Cincy MLS
• 2019-12-10 Sold (MLS) $89,200 Cincy MLS
• 2019-10-24 Contingent — Cincy MLS
• 2019-10-15 Price Changed $90,000 Cincy MLS
• 2019-10-15 Relisted — Cincy MLS
• 2019-09-11 Contingent — Cincy MLS
• 2019-08-15 Price Changed $94,900 Cincy MLS
• 2019-08-01 Listed $99,900 Cincy MLS
• 2006-09-02 Listing Removed — Cincy MLS
• 2006-03-06 Listed $75,000 Cincy MLS
• 2004-06-14 Listing Removed — Cincy MLS
• 2003-12-15 Listed $94,900 Cincy MLS
• 1998-01-16 Sold (Public Records) $61,000 Public Records
• 1997-07-16 Sold (Public Records) $50,000 Public Records
• 1996-08-18 Sold (Public Records) $50,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,497 · +0.0% YoY. Source: county tax records.