1681 Rosemount Rd · Rosemount, OH 45662

$139,900

3 bd · 1.0 ba · 2,287 sqft · SingleFamily public records · 79 Days on market

Built 1963 0.53 ac lot $61/sqft · 30% below area Est $201k · 30% under ↓ 12% since listing

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Portsmouth?s most sought-after neighborhood, this 1,525 sq. ft. brick ranch features 3 bedrooms and 2 baths on a sprawling lot. Meticulously maintained by a single owner for a decade, the home offers a structurally sound foundation and a clean canvas for your personal style. Highlights include a two-car garage and a finished basement featuring a cozy fireplace. While the interior retains its original charm, the functional layout provides endless potential for a modern cosmetic refresh.

Key facts

• Finished basement
• Cozy fireplace
• Two-car garage

Tags

• BRICK RANCH
• SPRAWLING LOT
• TWO-CAR GARAGE
• FINISHED BASEMENT
• COZY FIREPLACE
• STRUCTURALLY SOUND FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#509 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Clay Local (rural): math 47% / reading 49% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; lower-income renter base — watch delinquency; 8 units permitted in Scioto County in 2024 (0 in 5+ unit buildings).
• At $1,538/mo this rent would consume 49% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scioto County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1963 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (median comp): $200,995
• List price: $139,900
• Delta: -30.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1137 Rosemount Rd	0.70mi	3/2.0	2,072 (-9%)	10mo	$208,000	$100	39

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-9,903
• Equity at exit: $20,860

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,964
• Equity at exit: $12,096

Cash invested: $39,172 (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 45662

• Active inventory: 16
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$223 /mo · $2,681/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $200

Break-even live

Break-even rent $1,285

Max offer price $139,900

Occupancy floor 82%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $139,900 Active 79 DOM
2. 2026-06-17
   days on market $139,900 Active 78 DOM
3. 2026-06-16
   days on market $139,900 Active 77 DOM
4. 2026-06-15
   days on market $139,900 Active 76 DOM
5. 2026-06-13
   days on market $139,900 Active 74 DOM
6. 2026-06-12
   days on market $139,900 Active 73 DOM
7. 2026-06-09
   days on market $139,900 Active 70 DOM
8. 2026-06-08
   days on market $139,900 Active 69 DOM
9. 2026-06-08
   days on market $139,900 Active 68 DOM
10. 2026-06-07
    days on market $139,900 Active 67 DOM
11. 2026-06-04
    days on market $139,900 Active 64 DOM
12. 2026-06-02
    days on market $139,900 Active 63 DOM
13. 2026-06-01
    days on market $139,900 Active 62 DOM
14. 2026-05-31
    days on market $139,900 Active 61 DOM
15. 2026-05-05
    price $149,900 501-char remark

    Show marketing remark (501 chars)

    Located in Portsmouth?s most sought-after neighborhood, this 1,525 sq. ft. brick ranch features 3 bedrooms and 2 baths on a sprawling lot. Meticulously maintained by a single owner for a decade, the home offers a structurally sound foundation and a clean canvas for your personal style. Highlights include a two-car garage and a finished basement featuring a cozy fireplace. While the interior retains its original charm, the functional layout provides endless potential for a modern cosmetic refresh.

16. 2026-04-15
    price $159,900 501-char remark

    Show marketing remark (501 chars)

    Located in Portsmouth?s most sought-after neighborhood, this 1,525 sq. ft. brick ranch features 3 bedrooms and 2 baths on a sprawling lot. Meticulously maintained by a single owner for a decade, the home offers a structurally sound foundation and a clean canvas for your personal style. Highlights include a two-car garage and a finished basement featuring a cozy fireplace. While the interior retains its original charm, the functional layout provides endless potential for a modern cosmetic refresh.

17. 2026-03-31
    listed $169,900 Active 501-char remark

    Show marketing remark (501 chars)

    Located in Portsmouth?s most sought-after neighborhood, this 1,525 sq. ft. brick ranch features 3 bedrooms and 2 baths on a sprawling lot. Meticulously maintained by a single owner for a decade, the home offers a structurally sound foundation and a clean canvas for your personal style. Highlights include a two-car garage and a finished basement featuring a cozy fireplace. While the interior retains its original charm, the functional layout provides endless potential for a modern cosmetic refresh.

ⓘ 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: $2,681 · $223/mo
• Projected year-2 tax: $2,681 · $223/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,456
• − Mortgage interest: −$7,837
• − Property taxes: −$2,681
• − Insurance: −$700
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,070
• Taxable income: $216
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,344/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: Clay Local
• NCES district ID: 3910026
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $46,134
• Composite: 40.76/100
• National rank: #3651
• State rank: #467 of 656 in OH

Livability — Rosemount

• Score: 69/100
• State rank: #509
• US rank: #8692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosemount, OH
• County: Scioto · 71,806 people
• Population (ZIP): 26,972
• Household income: $37,345
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 11.3

Population outlook (Scioto County) Hauer SSP2

• Today (2025): 71,121 people
• By 2030: 67,817 · -4.6%
• By 2040: 61,021 · -14.2%
• By 2050: 54,016 · -24.1%
• By 2075: 38,532 · -45.8%
• By 2100: 25,734 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Scioto

• 2024 margin: Solid R (+48.0) · D 25.7% · R 73.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -6.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+42.2 2016: R+36.8 2012: R+2.0 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.06%
• Current HPI: 141.5176
• 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

-11.8% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $149,900 Cincy MLS
• 2026-04-15 Price Changed $159,900 Cincy MLS
• 2026-03-31 Listed $169,900 Cincy MLS

Property tax history

+6.5%/yr

Latest (2025): $2,681 · -9.2% YoY. Source: county tax records.