2966 Church St · South Salem, OH 45681

$49,900

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 40 Days on market

Built 1900 0.37 ac lot $48/sqft · 76% 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
• Appreciation +5.3/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this charming property located directly across from the Buckskin School! Ideal for investors, flippers, or buyers looking to add their personal touch, this 2-bedroom, 1-bath home offers plenty of potential. Features include a year-round porch and a barn/shed on the property that could be restored for additional use or storage. With some updates and vision, this property could truly shine again. Great potential for a rental, flip, or affordable home project! All Seasons Room has loads of potential.

Key facts

• All seasons room
• Barn shed
• Year-round porch

Tags

• YEAR-ROUND PORCH
• BARN SHED
• ALL SEASONS ROOM

Property features AI

Finance

• Other: Lot about 0.37 acre
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer
• Home design: Ranch-style single-family home; One story; Slab foundation
• Construction: Vinyl siding construction; Metal roof; Slab foundation; Ranch architectural style
• Exterior features: Metal roof; Vinyl siding; Windows: other

Interior

• Kitchen: Kitchen and dining area roughly 13 x 13
• Bedrooms: 2 bedrooms, both on main level (each approximately 12 x 10)
• Bathrooms: 1 full bathroom on main level
• Interior features: 7 total rooms; Concrete floor in basement
• Laundry & utility: Main-level laundry room (approximately 7 x 11)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#856 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Greenfield Exempted Village (town): math 56% / reading 56% proficiency, ranked #375 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greenfield Middle School (math 53% / reading 53%, grade C+, #372 of 654 statewide, top 58%, 402 students, 59% FRL); Mcclain High School (math 42% / reading 57%, grade D, #390 of 781 statewide, top 54%, 537 students, 46% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $672 of equity ($345 loan paydown + $327 appreciation (0.7% local appreciation)).
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($48k) 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: property tax is 4.3% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.98% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.48%
• DSCR: 2.22
• GRM: 4.2

CMA / ARV

• ARV (median comp): $203,730
• List price: $49,900
• Delta: -75.51%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.47×
• Total profit: $20,562
• Equity at exit: $16,147

10-year hold

• IRR: 32.2%
• Equity multiple: 4.78×
• Total profit: $52,851
• Equity at exit: $20,787

Cash invested: $13,972 (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 45681

• Home prices YoY: 0.3%
• Active inventory: 7
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $320

Break-even live

Break-even rent $583

Max offer price $49,900

Occupancy floor 63%

Sensitivity live

Price	-10% $348	-5% $334	+0% $320	+5% $306	+10% $292
Rent	-10% $242	-5% $281	+0% $320	+5% $359	+10% $398
Rate	-1.0pp $345	-0.5pp $333	base $320	+0.5pp $307	+1.0pp $294

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $49,900 Active 40 DOM
2. 2026-06-21
   days on market $49,900 Active 39 DOM
3. 2026-06-18
   days on market $49,900 Active 37 DOM
4. 2026-06-17
   days on market $49,900 Active 36 DOM
5. 2026-06-16
   days on market $49,900 Active 35 DOM
6. 2026-06-15
   days on market $49,900 Active 34 DOM
7. 2026-06-13
   days on market $49,900 Active 32 DOM
8. 2026-06-12
   days on market $49,900 Active 31 DOM
9. 2026-06-09
   days on market $49,900 Active 28 DOM
10. 2026-06-08
    days on market $49,900 Active 27 DOM
11. 2026-06-08
    days on market $49,900 Active 26 DOM
12. 2026-06-07
    days on market $49,900 Active 25 DOM
13. 2026-06-04
    days on market $49,900 Active 22 DOM
14. 2026-06-02
    days on market $49,900 Active 21 DOM
15. 2026-06-01
    days on market $49,900 Active 20 DOM
16. 2026-05-31
    days on market $49,900 Active 19 DOM
17. 2026-05-12
    listed $49,900 Active 526-char remark

    Show marketing remark (526 chars)

    Opportunity awaits with this charming property located directly across from the Buckskin School! Ideal for investors, flippers, or buyers looking to add their personal touch, this 2-bedroom, 1-bath home offers plenty of potential. Features include a year-round porch and a barn/shed on the property that could be restored for additional use or storage. With some updates and vision, this property could truly shine again. Great potential for a rental, flip, or affordable home project! All Seasons Room has loads of potential.

18. 2026-05-12
    listed $49,900 Active 526-char remark

    Show marketing remark (526 chars)

    Opportunity awaits with this charming property located directly across from the Buckskin School! Ideal for investors, flippers, or buyers looking to add their personal touch, this 2-bedroom, 1-bath home offers plenty of potential. Features include a year-round porch and a barn/shed on the property that could be restored for additional use or storage. With some updates and vision, this property could truly shine again. Great potential for a rental, flip, or affordable home project! All Seasons Room has loads of potential.

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,138 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $11,857
• − Mortgage interest: −$2,795
• − Property taxes: −$2,138
• − Insurance: −$250
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,452
• Taxable income: $3,326
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $3,041/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: Greenfield Exempted Village
• NCES district ID: 3904540
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $38,037
• Composite: 46.62/100
• National rank: #2411
• State rank: #375 of 656 in OH

Livability — South Salem

• Score: 63/100
• State rank: #856
• US rank: #16056

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

• Census place: South Salem, OH
• County: Ross · 75,517 people
• Population (ZIP): 1,440
• Household income: $53,317
• Rent vs Own: 17.3% rent · 82.7% own

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 6% Slovak 3% Scottish 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.66%
• Current HPI: 211.2112
• 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

• 2026-05-12 Listed $49,900 CBRMLS
• 2026-05-12 Listed $49,900 Cincy MLS

Property tax history

+17.5%/yr

Latest (2025): $2,138 · +93.2% YoY. Source: county tax records.