2833 U.s. 62 · Washington Court House, OH 43160

$140,000

3 bd · 1.0 ba · 1,555 sqft · SingleFamily public records · 16 Days on market

Built 1900 4.85 ac lot ↓ 12% since listing

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property Description: Live and Online AUCTION, the RESERVE (Minimum Bid) is $140,000. The auction is at 11:00 AM, Saturday, June 27th, 2026. Agents, please see 'A2A'. Brick Home on 4.85 Acres at the corner of US Hwy 62 and Ging Rd (approximately 850 Feet of road frontage) and just 1.7 miles from US RT 35. This home was originally a 1.5 story ''School House''. It features 3 bedrooms, full bath, full basement, 2 car attached garage and more.

Key facts

• 4.85 acre lot
• 2 garage spots
• Listed 16 days

Property features AI

Finance

• Other: Probate listing; Auction; Standard listing status

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Private sewer
• Home design: Single-family residence; One and one-half stories; No common walls
• Construction: Year built not specified
• Exterior features: Block foundation; Lot of about 4.85 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane fuel
• Interior features: One fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $110 ($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 $132k (5.5% below list).
• Recommended offer: $132k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.6% in Washington Court House — 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 77/100 on livability (#191 in OH, #2,912 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Miami Trace Local (rural): math 61% / reading 67% proficiency, ranked #235 of 656 in OH (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fayette County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,308 (5.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.95% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-15,657
• Equity at exit: $20,874

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,583
• Equity at exit: $12,105

Cash invested: $39,200 (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 43160

• Active inventory: 118
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $110

Break-even live

Break-even rent $1,183

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $190	-5% $150	+0% $110	+5% $71	+10% $31
Rent	-10% $6	-5% $58	+0% $110	+5% $163	+10% $215
Rate	-1.0pp $181	-0.5pp $146	base $110	+0.5pp $74	+1.0pp $37

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $140,000 Active 16 DOM
2. 2026-06-18
   days on market $140,000 Active 14 DOM
3. 2026-06-17
   days on market $140,000 Active 13 DOM
4. 2026-06-16
   days on market $140,000 Active 12 DOM
5. 2026-06-15
   days on market $140,000 Active 11 DOM
6. 2026-06-13
   days on market $140,000 Active 9 DOM
7. 2026-06-12
   days on market $140,000 Active 8 DOM
8. 2026-06-09
   days on market $140,000 Active 5 DOM
9. 2026-06-08
   days on market $140,000 Active 4 DOM
10. 2026-06-08
    days on market $140,000 Active 3 DOM
11. 2026-06-07
    remarks 444-char remark
12. 2026-06-07
    listed $140,000 Active 2 DOM

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $1,946 · $162/mo
• Expected delta: +$238/yr (+$20/mo · 13.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $15,877
• − Mortgage interest: −$7,842
• − Property taxes: −$1,708
• − Insurance: −$700
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$4,073
• Taxable loss: −$987
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,561/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: Miami Trace Local
• NCES district ID: 3910010
• Math proficiency: 61% ▼ -15.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $45,826
• Composite: 53.98/100
• National rank: #1398
• State rank: #235 of 656 in OH

Livability — Washington Court House

• Score: 77/100
• State rank: #191
• US rank: #2912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fayette · 25,566 people
• City population: 21,966
• Population (ZIP): 21,966
• Household income: $57,475
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 6.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -228.13%
• Current HPI: 240.7307
• 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

-12.5% since first listed

4 events — show timeline

• 2026-06-04 Listed $140,000 CBRMLS
• 2006-08-17 Listing Removed — CBRMLS
• 2004-08-05 Listed $169,900 CBRMLS
• 2000-07-13 Sold (Public Records) $160,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,708 · -0.8% YoY. Source: county tax records.