9611 Township Road 390a SE · Hemlock, OH 43730

$75,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 34 Days on market

Built 1900 0.37 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Reserve Auction - May 30, 2026 at 10:00AM Reserve ONLY $65,000. Don't miss this opportunity to bid on a 2-bedroom, 2-bath home located in Perry County. This traditional one-story home offers approximately 1,248 square feet of living space with a walk-out basement and vinyl siding exterior. The interior features an open kitchen layout with ample cabinet space, updated flooring, bath and spacious living areas. Whether you are looking for an affordable primary residence, rental investment, or fixer-upper with potential, this property presents an excellent opportunity to buy at your price. A total of 6 parcels are included in the sale. Terms: A 10% Buyer's Premium will be added to the hammer

Key facts

• Walk-out basement
• Ample cabinet space
• Updated flooring

Tags

• WALK-OUT BASEMENT
• VINYL SIDING EXTERIOR
• OPEN KITCHEN LAYOUT
• AMPLE CABINET SPACE
• UPDATED FLOORING
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Utilities: Public water; Private sewer
• Home design: Single-family residence; One story; Original construction circa 1900; No shared/common walls
• Construction: Block foundation; Built in 1900
• Exterior features: Block foundation

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating; Window unit cooling
• Interior features: Insulated windows throughout; Wood-burning stove fireplace; Full walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#936 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, schools F.
• Southern Local (rural): math 34% / reading 46% proficiency, ranked #545 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 35 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Perry County population projected at -15% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $75k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.04%
• DSCR: 1.85
• GRM: 6.0

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: 25.4%
• Equity multiple: 2.44×
• Total profit: $30,255
• Equity at exit: $33,723

10-year hold

• IRR: 26.1%
• Equity multiple: 4.71×
• Total profit: $77,973
• Equity at exit: $51,972

Cash invested: $21,000 (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 43730

• Active inventory: 33
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $333

Break-even live

Break-even rent $621

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-17
   statusdays on market $75,000 Pending 34 DOM
2. 2026-06-16
   days on market $75,000 Active 33 DOM
3. 2026-06-15
   days on market $75,000 Active 32 DOM
4. 2026-06-13
   days on market $75,000 Active 30 DOM
5. 2026-06-12
   days on market $75,000 Active 29 DOM
6. 2026-06-09
   days on market $75,000 Active 26 DOM
7. 2026-06-09
   pricedays on market $75,000 Active 25 DOM
8. 2026-06-05
   days on market $65,000 Active 24 DOM
9. 2026-06-04
   days on market $65,000 Active 22 DOM
10. 2026-06-02
    days on market $65,000 Active 21 DOM
11. 2026-06-01
    days on market $65,000 Active 20 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $65,000 Active 19 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: $790 · $66/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$190/yr (+$16/mo · 24.1%)

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

Taxation est. · year 1

• Rental income: $12,510
• − Mortgage interest: −$4,201
• − Property taxes: −$790
• − Insurance: −$375
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,182
• Taxable income: $2,961
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,288/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: Southern Local
• NCES district ID: 3904906
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $36,414
• Composite: 33.15/100
• National rank: #5554
• State rank: #545 of 656 in OH

Livability — Hemlock

• Score: 61/100
• State rank: #936
• US rank: #17951

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: Perry · 33,432 people
• Metro: Columbus, OH
• Population (ZIP): 2,718
• Household income: $65,714
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 4.0

Population outlook (Perry County) Hauer SSP2

• Today (2025): 35,614 people
• By 2030: 34,925 · -1.9%
• By 2040: 32,919 · -7.6%
• By 2050: 30,375 · -14.7%
• By 2075: 23,805 · -33.2%
• By 2100: 17,756 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -51.5pp toward R · 2008: -3.0pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+49.5 2016: R+40.3 2012: R+4.4 2008: R+3.0

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

+5.7% since first listed

8 events — show timeline

• 2026-05-29 Price Changed $65,000 CBRMLS
• 2026-05-12 Listed $80,000 CBRMLS
• 2010-02-18 Sold (Public Records) $6,000 Public Records
• 2010-02-02 Listing Removed — MLSNOW
• 2009-11-04 Listed $14,900 MLSNOW
• 2009-06-26 Sold (Public Records) $10,000 Public Records
• 2006-12-27 Sold (Public Records) $75,000 Public Records
• 2005-09-13 Sold (Public Records) $61,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $790 · -1.5% YoY. Source: county tax records.