1550 Radical Ln · Racine, OH 25253

$75,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 38 Days on market

Built 1996

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Property Highlights: 10.3 private acres A-frame cabin 2 bedrooms / 1 bathroom Quiet, secluded location Great hunting or recreational property Needs work & acirc; & euro; & ldquo; priced for potential Call or text if interested, 740-645-0802

Key facts

• Private acres
• Hunting property
• A-frame cabin

Tags

• PRIVATE ACRES
• A-FRAME CABIN
• QUIET LOCATION
• HUNTING PROPERTY
• RECREATIONAL PROPERTY

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 $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#718 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pt. Pleasant Primary (351 students, 0% FRL); Point Pleasant Junior/Senior High School (math 13% / reading 35%, grade F, #95 of 110 statewide, top 86%, 1,107 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mason County population projected at -14% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

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

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.3

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: 18.6%
• Equity multiple: 2.06×
• Total profit: $22,260
• Equity at exit: $33,723

10-year hold

• IRR: 19.9%
• Equity multiple: 3.89×
• Total profit: $60,679
• Equity at exit: $51,972

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $208

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $250	-5% $229	+0% $208	+5% $187	+10% $165
Rent	-10% $140	-5% $174	+0% $208	+5% $242	+10% $276
Rate	-1.0pp $246	-0.5pp $227	base $208	+0.5pp $188	+1.0pp $169

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 19 events

1. 2026-06-22
   days on market $75,000 Active 38 DOM
2. 2026-06-21
   days on market $75,000 Active 37 DOM
3. 2026-06-19
   days on market $75,000 Active 35 DOM
4. 2026-06-18
   days on market $75,000 Active 34 DOM
5. 2026-06-17
   days on market $75,000 Active 33 DOM
6. 2026-06-16
   days on market $75,000 Active 32 DOM
7. 2026-06-15
   days on market $75,000 Active 31 DOM
8. 2026-06-14
   days on market $75,000 Active 29 DOM
9. 2026-06-12
   days on market $75,000 Active 28 DOM
10. 2026-06-09
    days on market $75,000 Active 25 DOM
11. 2026-06-08
    days on market $75,000 Active 24 DOM
12. 2026-06-07
    days on market $75,000 Active 23 DOM
13. 2026-06-05
    days on market $75,000 Active 20 DOM
14. 2026-06-03
    days on market $75,000 Active 19 DOM
15. 2026-06-02
    days on market $75,000 Active 18 DOM
16. 2026-06-01
    days on market $75,000 Active 17 DOM
17. 2026-05-31
    days on market $75,000 Active 16 DOM
18. 2026-05-30
    days on market $75,000 Active 15 DOM
19. 2026-05-16
    listed $75,000 Active 236-char remark

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$299/yr (+$25/mo · 52.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $10,331
• − Mortgage interest: −$4,201
• − Property taxes: −$572
• − Insurance: −$375
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,182
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,171/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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — Racine

• Score: 65/100
• State rank: #718
• US rank: #12977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason
• Population (ZIP): 2,246
• Household income: $61,439
• Rent vs Own: 10.5% rent · 89.5% own

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 7% Lithuanian 1% Polish 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

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

1 event — show timeline

• 2026-05-16 Listed $75,000 FSBO.com

Property tax history

+2.3%/yr

Latest (2025): $572 · +12.5% YoY. Source: county tax records.