15/151/2 Clark St · Athens, OH 45701

$190,000

3 bd · 2.0 ba · 1,699 sqft · MultiFamily public records · 56 Days on market

Built 1900 2,614 sqft lot Est $177k · 8% over

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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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• Livability +4.3/5.0
• ARV discount +4.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

DUPLEX - They are hard to find!! 2 separate rental units in one building - one 2-bedroom 1 bath house plus a 1 bedroom 1 bath separate apartment. $ 22,200. rental income, parking, fully rented for the school year (May 2 2026 - May 3, 2027) ALL separate utilities paid by tenants. Nice location close to Cider House, Miller Chicken, on city bus route. 2 rentals units only $ 190,000.00. Soo many possibilities; rent both - rent one unit live in the other unit. Leave them both empty (BUT WHY)

Key facts

• City bus route
• Fully rented
• Rental income

Tags

• SEPARATE RENTAL UNITS
• RENTAL INCOME
• FULLY RENTED
• CITY BUS ROUTE

Property features AI

Exterior

• Utilities: Natural gas available
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Aluminum siding; Vinyl siding; Asphalt roof
• Exterior features: Covered porch/patio

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Concrete
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Wood-burning fireplace; 11 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.8% in Athens — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#37 in OH, #350 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment F.
• Athens City (town): math 50% / reading 61% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 A-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $176,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 & 2.5 Columbia Ave	0.45mi	4/— (+1)	1,680 (-1%)	8mo	$174,000	$104	66

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,628
• Equity at exit: $28,330

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,116
• Equity at exit: $16,428

Cash invested: $53,200 (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 45701

• Active inventory: 112
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $253

Break-even live

Break-even rent $1,634

Max offer price $190,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,053
1× unit	1	1	$901
Total (2 units)			$1,955

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9327 Saint RTE Athens, OH	1.0–3.0	1.0–2.0	901	$915	$1.01	43d	7	1.14mi
8462 Luhrig Rd Athens, OH	3.0	2.0	1118	$893	$0.80	43d	1	1.16mi

Listing history 15 events

1. 2026-06-19
   days on market $190,000 Active 56 DOM
2. 2026-06-18
   days on market $190,000 Active 55 DOM
3. 2026-06-17
   days on market $190,000 Active 54 DOM
4. 2026-06-16
   days on market $190,000 Active 53 DOM
5. 2026-06-15
   days on market $190,000 Active 52 DOM
6. 2026-06-14
   days on market $190,000 Active 50 DOM
7. 2026-06-12
   days on market $190,000 Active 49 DOM
8. 2026-06-09
   days on market $190,000 Active 46 DOM
9. 2026-06-08
   days on market $190,000 Active 45 DOM
10. 2026-06-07
    days on market $190,000 Active 44 DOM
11. 2026-06-02
    days on market $190,000 Active 39 DOM
12. 2026-06-01
    days on market $190,000 Active 38 DOM
13. 2026-05-31
    days on market $190,000 Active 37 DOM
14. 2026-05-30
    days on market $190,000 Active 36 DOM
15. 2026-04-24
    listed $190,000 Active

ⓘ 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: $2,585 · $215/mo
• Projected year-2 tax: $2,775 · $231/mo
• Expected delta: +$189/yr (+$16/mo · 7.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,460
• − Mortgage interest: −$10,643
• − Property taxes: −$2,585
• − Insurance: −$950
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$5,527
• Taxable income: $1
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $3,042/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: Athens City
• NCES district ID: 3904352
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $30,360
• Composite: 45.43/100
• National rank: #2620
• State rank: #393 of 656 in OH

Livability — Athens

• Score: 86/100
• State rank: #37
• US rank: #350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, OH
• County: Athens County · 33,329 people
• City population: 33,329
• Metro: Athens, OH
• Population (ZIP): 33,329
• Household income: $53,075
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2145.0

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · China, Canada, Vietnam
• Languages at home: 91% English-only · Spanish 2% Arabic 1% Chinese 1%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -157.24%
• Current HPI: 181.6919
• Rent YoY: —
• Metro: Athens, OH
• 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

1 event — show timeline

• 2026-04-24 Listed $190,000 ACBOR

Property tax history

+4.3%/yr

Latest (2025): $2,585 · +0.9% YoY. Source: county tax records.