222 St. Charles St · Coal Grove, OH 45638

$82,000

2 bd · 1.5 ba · 1,140 sqft · SingleFamily public records · 77 Days on market

Built 1956 9,583 sqft lot $72/sqft · 21% below area Est $104k · 21% under ↓ 14% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has lots of potential! Low traffic street, private rear yard with huge above ground pool. HUD Case #413-773196. As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary (PCS) in HudHomeStore.com for potential disclosure items. Go to HudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until after closing and funding. Sold as is. Minimum earnest money $1000.

Key facts

• Private rear yard
• Low traffic street
• 9,583 sq ft lot

Tags

• PRIVATE REAR YARD
• HUGE ABOVE GROUND POOL
• LOW TRAFFIC STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#638 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Dawson-Bryant Local (suburban): math 44% / reading 50% proficiency, ranked #485 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1956 — 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. 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: 1.47% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (median comp): $104,189
• List price: $82,000
• Delta: -21.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Washington St	0.54mi	2/1.0	1,051 (-8%)	9mo	$58,000	$55	52
719 Gunn St	0.54mi	3/2.0 (+1)	1,254 (+10%)	20mo	$25,000	$20	35
517 Washington St	0.66mi	2/1.0	980 (-14%)	19mo	$169,000	$172	28
517 Washington St	0.68mi	2/1.0	980 (-14%)	19mo	$169,000	$172	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $13,054
• Equity at exit: $12,226

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $45,288
• Equity at exit: $7,090

Cash invested: $22,960 (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 45638

• Home prices YoY: -19.6%
• Active inventory: 84
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $414

Break-even live

Break-even rent $681

Max offer price $82,000

Occupancy floor 61%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Providence Hill Dr Ashland, KY	1.0–3.0	1.0–2.0	1100	$1,205	$1.10	2d	1	0.88mi

Listing history 18 events

1. 2026-06-18
   days on market $82,000 Active 77 DOM
2. 2026-06-17
   days on market $82,000 Active 76 DOM
3. 2026-06-16
   days on market $82,000 Active 75 DOM
4. 2026-06-15
   days on market $82,000 Active 74 DOM
5. 2026-06-13
   days on market $82,000 Active 72 DOM
6. 2026-06-12
   days on market $82,000 Active 71 DOM
7. 2026-06-09
   days on market $82,000 Active 68 DOM
8. 2026-06-08
   days on market $82,000 Active 67 DOM
9. 2026-06-08
   days on market $82,000 Active 66 DOM
10. 2026-06-05
    days on market $82,000 Active 64 DOM
11. 2026-06-04
    days on market $82,000 Active 62 DOM
12. 2026-06-02
    days on market $82,000 Active 61 DOM
13. 2026-06-01
    days on market $82,000 Active 60 DOM
14. 2026-05-31
    days on market $82,000 Active 59 DOM
15. 2026-04-02
    listed $82,000 Active 540-char remark

    Show marketing remark (540 chars)

    This home has lots of potential! Low traffic street, private rear yard with huge above ground pool. HUD Case #413-773196. As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary (PCS) in HudHomeStore.com for potential disclosure items. Go to HudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until after closing and funding. Sold as is. Minimum earnest money $1000.

16. 2022-06-17
    soldstatus $92,500
17. 2022-06-15
    soldstatus $92,500 715-char remark

    Show marketing remark (715 chars)

    Welcome Home! Make this great single story your next home. This home boasts a few recent updates starting with the newer metal roof, newer a/c unit, newer siding, and a new hot water tank. On the main floor you have access to the garage, two bedrooms, one bathroom with a tub, the moderately sized living room with a gas fireplace, the kitchen and dining area, and the sunroom which walks out to the deck. The basement features the laundry facility, the second bathroom with a stand up shower, the great room, and an extra utility room. The basement walks out to the rear of the home where you'll find the fenced in yard and above ground pool. Don't wait too long. This could be yours, just make one call to see it!

18. 2022-03-31
    listed $94,900 715-char remark

    Show marketing remark (715 chars)

    Welcome Home! Make this great single story your next home. This home boasts a few recent updates starting with the newer metal roof, newer a/c unit, newer siding, and a new hot water tank. On the main floor you have access to the garage, two bedrooms, one bathroom with a tub, the moderately sized living room with a gas fireplace, the kitchen and dining area, and the sunroom which walks out to the deck. The basement features the laundry facility, the second bathroom with a stand up shower, the great room, and an extra utility room. The basement walks out to the rear of the home where you'll find the fenced in yard and above ground pool. Don't wait too long. This could be yours, just make one call to see it!

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$194/yr (+$16/mo · 21.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,460
• − Mortgage interest: −$4,593
• − Property taxes: −$890
• − Insurance: −$410
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,385
• Taxable income: $3,867
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,035/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: Dawson-Bryant Local
• NCES district ID: 3904792
• Math proficiency: 44% ▼ -31.00%
• Reading proficiency: 50% ▼ -19.00%
• Median HH income: $45,537
• Composite: 39.85/100
• National rank: #3870
• State rank: #485 of 656 in OH

Livability — Coal Grove

• Score: 66/100
• State rank: #638
• US rank: #11274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal Grove, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

-13.6% since first listed

4 events — show timeline

• 2026-04-02 Listed $82,000 HBRMLS
• 2022-06-17 Sold (Public Records) $92,500 Public Records
• 2022-06-15 Sold (MLS) $92,500 HBRMLS
• 2022-03-31 Listed $94,900 HBRMLS

Property tax history

+2.4%/yr

Latest (2024): $890 · +0.0% YoY. Source: county tax records.