11844 State Route 49 · Rossburg, OH 45362

$1

4 bd · 1.0 ba · 2,144 sqft · SingleFamily public records · 16 Days on market

Built 1900 8.76 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Up for public auction on July 18th, 2026 @ 10AM is a 4 bed, 1 bath home consisting of 2,144 square feet of living space at 11844 State Route 49 in Rossburg, Ohio. This country home sits on 8.76 acres and comes with a 810 square foot detached garage/shop and 140 square foot shed. Wrap around porch to enjoy the beautiful views finishes off the outside. Nicely updated first floor consists of open concept kitchen and dining room that leads to a large living area. Utility room and full bath finish off the first floor. Upstairs has 4 bedrooms and is ready for someone to put their finishing touch on it. Home has a partial basement that houses the furnace, softener and hot water heater. Many update

Key facts

• Wrap around porch
• Open concept kitchen
• Large living area

Tags

• WRAP AROUND PORCH
• OPEN CONCEPT KITCHEN
• LARGE LIVING AREA
• PARTIAL BASEMENT
• UPDATED ROOF
• HIGH EFFICIENCY FURNACE

Property features AI

Exterior

• Parking: 2-car garage; Workshop space in the garage
• Utilities: Septic tank; Propane
• Home design: Single-family residential property; Built in 1900
• Construction: Vinyl siding; Block, brick/mortar foundation with cellar
• Exterior features: Well water; Lot suitable for pasture, tillable and crop rights; Residential lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom 1 (16 x 15); Bedroom 2 (14 x 10); Bedroom 3 (14 x 11); Bedroom 4 (12 x 9)
• Bathrooms: 2 total bathrooms — 1 full and 1 half
• Heating & cooling: Forced air heating (propane); Heat pump with central air
• Interior features: Gas fireplace; Partial basement; Total of 9 rooms
• Laundry & utility: Washer; Dryer; Utility room (21 x 8)

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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

• 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $1

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 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?
4. 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?
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: 124319.00% ✓
• Cap rate: 1178542.12%
• Cash-on-cash: 4209056.53%
• DSCR: 187280.33
• GRM: 0.0

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: —
• Equity multiple: 223465.96×
• Total profit: $62,570
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 482523.69×
• Total profit: $135,106
• Equity at exit: $1

Cash invested: $0 (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

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $982

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1 Active 16 DOM
2. 2026-06-17
   days on market $1 Active 15 DOM
3. 2026-06-16
   days on market $1 Active 14 DOM
4. 2026-06-15
   days on market $1 Active 13 DOM
5. 2026-06-13
   days on market $1 Active 11 DOM
6. 2026-06-12
   days on market $1 Active 10 DOM
7. 2026-06-09
   days on market $1 Active 7 DOM
8. 2026-06-08
   days on market $1 Active 6 DOM
9. 2026-06-07
   days on market $1 Active 5 DOM
10. 2026-06-05
    days on market $1 Active 3 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,918
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$0
• Taxable income: $12,531
• Est. tax owed @ 24.0%: −$3,008
• After-tax cash flow: $8,778/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

Property tax history

+5.2%/yr

Latest (2025): $1,967 · -1.1% YoY. Source: county tax records.