3355 Zumbrum Rd · Rossburg, OH 45362

$70,000

4 bd · 1.0 ba · 1,631 sqft · SingleFamily public records · 80 Days on market

Built 1900 2.50 ac lot $43/sqft · 71% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity knocks for investors, flippers, or buyers ready to build equity! This 2-bedroom home sits on approximately 2.5 acres and offers far more space than meets the eye, featuring a family room, living room, and multiple bonus rooms ready to be reimagined. This property is a blank canvas with room to expand, redesign, and add value. Enjoy a beautiful setting alongside a scenic creek, adding charm and long-term appeal for future resale or rental potential. Standing seam roof. 1 car garage. Whether you're looking for your next project or a property to customize to your vision, the possibilities here are wide open. Property is being sold as-is.

Key facts

• Standing seam roof
• Living room
• Multiple bonus rooms

Tags

• 2.5 ACRES
• FAMILY ROOM
• LIVING ROOM
• MULTIPLE BONUS ROOMS
• SCENIC CREEK
• STANDING SEAM ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#732 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Ansonia Local (rural): math 69% / reading 69% proficiency, ranked #170 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.72% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.18%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $243,830
• List price: $70,000
• Delta: -71.29%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 2.98×
• Total profit: $38,801
• Equity at exit: $31,475

10-year hold

• IRR: 35.2%
• Equity multiple: 5.88×
• Total profit: $95,613
• Equity at exit: $48,507

Cash invested: $19,600 (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 45362

• Active inventory: 5
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $477

Break-even live

Break-even rent $601

Max offer price $70,000

Occupancy floor 55%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $70,000 Active 80 DOM
2. 2026-06-17
   days on market $70,000 Active 79 DOM
3. 2026-06-16
   days on market $70,000 Active 78 DOM
4. 2026-06-15
   days on market $70,000 Active 77 DOM
5. 2026-06-13
   days on market $70,000 Active 75 DOM
6. 2026-06-12
   days on market $70,000 Active 74 DOM
7. 2026-06-09
   days on market $70,000 Active 71 DOM
8. 2026-06-08
   days on market $70,000 Active 70 DOM
9. 2026-06-07
   days on market $70,000 Active 69 DOM
10. 2026-06-05
    days on market $70,000 Active 67 DOM
11. 2026-06-04
    days on market $70,000 Active 65 DOM
12. 2026-06-02
    days on market $70,000 Active 64 DOM
13. 2026-06-01
    days on market $70,000 Active 63 DOM
14. 2026-05-31
    days on market $70,000 Active 62 DOM
15. 2026-03-25
    listed $70,000 Active 654-char remark

    Show marketing remark (654 chars)

    Opportunity knocks for investors, flippers, or buyers ready to build equity! This 2-bedroom home sits on approximately 2.5 acres and offers far more space than meets the eye, featuring a family room, living room, and multiple bonus rooms ready to be reimagined. This property is a blank canvas with room to expand, redesign, and add value. Enjoy a beautiful setting alongside a scenic creek, adding charm and long-term appeal for future resale or rental potential. Standing seam roof. 1 car garage. Whether you're looking for your next project or a property to customize to your vision, the possibilities here are wide open. Property is being sold as-is.

16. 2026-03-25
    listed $70,000 Active 654-char remark

    Show marketing remark (654 chars)

    Opportunity knocks for investors, flippers, or buyers ready to build equity! This 2-bedroom home sits on approximately 2.5 acres and offers far more space than meets the eye, featuring a family room, living room, and multiple bonus rooms ready to be reimagined. This property is a blank canvas with room to expand, redesign, and add value. Enjoy a beautiful setting alongside a scenic creek, adding charm and long-term appeal for future resale or rental potential. Standing seam roof. 1 car garage. Whether you're looking for your next project or a property to customize to your vision, the possibilities here are wide open. Property is being sold as-is.

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$77/yr (+$6/mo · 8.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,447
• − Mortgage interest: −$3,921
• − Property taxes: −$939
• − Insurance: −$350
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,036
• Taxable income: $4,889
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,546/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: Ansonia Local
• NCES district ID: 3904662
• Math proficiency: 69% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $44,736
• Composite: 58.04/100
• National rank: #1034
• State rank: #170 of 656 in OH

Livability — Rossburg

• Score: 65/100
• State rank: #732
• US rank: #13239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Darke · 50,606 people
• Population (ZIP): 1,164
• Household income: $68,173
• Rent vs Own: 14.1% rent · 85.9% own

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Two or more races 2%
• Common ancestry: Lithuanian 12% Slovak 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-25 Listed $70,000 WRIST
• 2026-03-25 Listed $70,000 Dayton MLS

Property tax history

+7.0%/yr

Latest (2025): $939 · -2.1% YoY. Source: county tax records.