2145 Co. Rd. 62 · Crown City, OH 45696

$189,000

4 bd · 1.5 ba · 2,898 sqft · SingleFamily public records · 58 Days on market

Built 1930 2.00 ac lot $65/sqft · 51% below area ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +12.5/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Charming Farmhouse with Wrap-Around Porch & Country Views! Welcome home to this spacious farmhouse offering the perfect blend of charm, character, and opportunity! ? Features Include: • Expansive 12x75 wrap-around porch — perfect for rocking chairs and sunset views • 13x14 side deck for grilling or entertaining • 5 spacious bedrooms • 2 full bathrooms • Large foyer/mud room with plenty of space for coats, boots, and storage • Oversized laundry room • Kitchen/Dining room combo ideal for gatherings • Updated 200-amp electrical service This home offers solid bones and incredible potential. Some renovations remain to be completed — and the materials are already there, making it easy to finish and add your personal touch! Imagine sitting on your wide front porch, sipping coffee while taking in the peaceful country scenery. ?? If you’ve been looking for space, charm, and the opportunity to make a home truly your own — this is it!

Key facts

• Large foyer
• Side deck
• Wrap-around porch

Tags

• WRAP-AROUND PORCH
• SIDE DECK
• LARGE FOYER
• OVERSIZED LAUNDRY ROOM
• KITCHEN DINING ROOM COMBO
• UPDATED ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-83 ($-990/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (27.4% below list).
• Recommended offer: $137k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,041 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Symmes Valley Local (rural): math 50% / reading 50% proficiency, ranked #442 of 656 in OH (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Symmes Valley Elementary School (math 53% / reading 51%, 572 students, 0% FRL); Symmes Valley High School (math 24% / reading 44%, grade F, #582 of 781 statewide, top 76%, 169 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; lower-income renter base — watch delinquency; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• At $1,371/mo this rent would consume 53% of the median local household income ($31k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (7.7% local appreciation)).
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,142 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (median comp): $385,000
• List price: $189,000
• Delta: -50.91%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

7.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.30×
• Total profit: $68,909
• Equity at exit: $139,729

10-year hold

• IRR: 17.0%
• Equity multiple: 4.85×
• Total profit: $203,639
• Equity at exit: $273,760

Cash invested: $52,920 (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 45696

• Home prices YoY: 4.2%
• Active inventory: 7
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-83

Break-even live

Break-even rent $1,476

Max offer price $174,425

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-29	+0% $-83	+5% $-136	+10% $-189
Rent	-10% $-191	-5% $-137	+0% $-83	+5% $-28	+10% $26
Rate	-1.0pp $13	-0.5pp $-34	base $-83	+0.5pp $-131	+1.0pp $-181

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 1020-char remark

   Show marketing remark (1020 chars)

   Charming Farmhouse with Wrap-Around Porch & Country Views! Welcome home to this spacious farmhouse offering the perfect blend of charm, character, and opportunity! ? Features Include: • Expansive 12x75 wrap-around porch — perfect for rocking chairs and sunset views • 13x14 side deck for grilling or entertaining • 5 spacious bedrooms • 2 full bathrooms • Large foyer/mud room with plenty of space for coats, boots, and storage • Oversized laundry room • Kitchen/Dining room combo ideal for gatherings • Updated 200-amp electrical service This home offers solid bones and incredible potential. Some renovations remain to be completed — and the materials are already there, making it easy to finish and add your personal touch! Imagine sitting on your wide front porch, sipping coffee while taking in the peaceful country scenery. ?? If you’ve been looking for space, charm, and the opportunity to make a home truly your own — this is it!

2. 2026-03-25
   price $189,000 1020-char remark

   Show marketing remark (1020 chars)

   Charming Farmhouse with Wrap-Around Porch & Country Views! Welcome home to this spacious farmhouse offering the perfect blend of charm, character, and opportunity! ? Features Include: • Expansive 12x75 wrap-around porch — perfect for rocking chairs and sunset views • 13x14 side deck for grilling or entertaining • 5 spacious bedrooms • 2 full bathrooms • Large foyer/mud room with plenty of space for coats, boots, and storage • Oversized laundry room • Kitchen/Dining room combo ideal for gatherings • Updated 200-amp electrical service This home offers solid bones and incredible potential. Some renovations remain to be completed — and the materials are already there, making it easy to finish and add your personal touch! Imagine sitting on your wide front porch, sipping coffee while taking in the peaceful country scenery. ?? If you’ve been looking for space, charm, and the opportunity to make a home truly your own — this is it!

3. 2026-02-28
   listed $199,000 Active 1020-char remark

   Show marketing remark (1020 chars)

   Charming Farmhouse with Wrap-Around Porch & Country Views! Welcome home to this spacious farmhouse offering the perfect blend of charm, character, and opportunity! ? Features Include: • Expansive 12x75 wrap-around porch — perfect for rocking chairs and sunset views • 13x14 side deck for grilling or entertaining • 5 spacious bedrooms • 2 full bathrooms • Large foyer/mud room with plenty of space for coats, boots, and storage • Oversized laundry room • Kitchen/Dining room combo ideal for gatherings • Updated 200-amp electrical service This home offers solid bones and incredible potential. Some renovations remain to be completed — and the materials are already there, making it easy to finish and add your personal touch! Imagine sitting on your wide front porch, sipping coffee while taking in the peaceful country scenery. ?? If you’ve been looking for space, charm, and the opportunity to make a home truly your own — this is 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: $486 · $41/mo
• Projected year-2 tax: $1,717 · $143/mo
• Expected delta: +$1,231/yr (+$103/mo · 253.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,457
• − Mortgage interest: −$10,587
• − Property taxes: −$486
• − Insurance: −$1,612
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$5,498
• Taxable loss: −$4,359
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $56/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: Symmes Valley Local
• NCES district ID: 3904796
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $44,780
• Composite: 42.29/100
• National rank: #3265
• State rank: #442 of 656 in OH

Livability — Crown City

• Score: 58/100
• State rank: #1041
• US rank: #20713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 951
• Household income: $31,016
• Rent vs Own: 38.2% rent · 61.8% own

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 7% Serbian 3% Scottish 3%

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: ▲ 7.70%
• Current HPI: 191.0829
• 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

-5.0% since first listed

3 events — show timeline

• 2026-05-04 Pending — HBRMLS
• 2026-03-25 Price Changed $189,000 HBRMLS
• 2026-02-28 Listed $199,000 HBRMLS

Property tax history

+0.4%/yr

Latest (2024): $486 · -4.0% YoY. Source: county tax records.