16423 St Rt 247 · Seaman, OH 45679

$139,900

3 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 41 Days on market

Built 1901 0.56 ac lot Est $171k · 18% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +5.3/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare opportunity to restore a historic Sears catalog home full of character and potential. This property is in need of renovation and is best suited for buyers ready to take on a full restoration project. Situated on a spacious lot with access from two state routes, the property also features a large barn with a unique history, previously serving as a local pool hall and bait shop. With its historic charm, high visibility, and multiple access points, this property offers endless possibilities for restoration, storage, workshop space, or future business potential. Don't miss out on this rare diamond in the rough! See its full potential in person! Property is being sold as-is.

Key facts

• 0.56 acre lot
• Built 1901
• Listed 41 days

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Septic tank; Electric water heater
• Home design: Craftsman/Bungalow style single-family home; One story
• Construction: Vinyl siding; Metal roof; Block foundation
• Exterior features: Property set on approximately 0.56 acre (cleared); Access via state highway; Window features: other

Interior

• Kitchen: Kitchen with laminate flooring; Kitchen roughly 10 x 8
• Bedrooms: 4 bedrooms total; Primary bedroom about 12 x 10 (level 1); Second bedroom about 10 x 10 (level 1); Third bedroom about 10 x 10 (level 1); Fourth bedroom about 9 x 12 (level 1)
• Flooring: Laminate flooring in kitchen
• Bathrooms: 1 full bathroom on level 1 with shower
• Heating & cooling: Electric water heating
• Interior features: 6 total rooms; Crawl basement

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 $76 ($908/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (16.7% below list).
• Recommended offer: $117k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#786 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools C-, health & safety C-, amenities F.
• Adams County Ohio Valley Local (rural): math 48% / reading 51% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($967 loan paydown + $763 appreciation (0.6% local appreciation)).
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,530 (16.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $171,387
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16503 St Rt 247	0.10mi	3/2.0	1,296 (+4%)	22mo	$177,500	$137	67

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

Projected returns pro-forma

0.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.11×
• Total profit: $4,293
• Equity at exit: $44,480

10-year hold

• IRR: 7.1%
• Equity multiple: 1.82×
• Total profit: $32,255
• Equity at exit: $56,651

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 45679

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $76

Break-even live

Break-even rent $1,070

Max offer price $139,900

Occupancy floor 89%

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 15 events

1. 2026-06-18
   days on market $139,900 Active 41 DOM
2. 2026-06-17
   days on market $139,900 Active 40 DOM
3. 2026-06-16
   days on market $139,900 Active 39 DOM
4. 2026-06-15
   days on market $139,900 Active 38 DOM
5. 2026-06-13
   days on market $139,900 Active 36 DOM
6. 2026-06-12
   days on market $139,900 Active 35 DOM
7. 2026-06-09
   days on market $139,900 Active 32 DOM
8. 2026-06-08
   days on market $139,900 Active 31 DOM
9. 2026-06-07
   days on market $139,900 Active 30 DOM
10. 2026-06-05
    days on market $139,900 Active 28 DOM
11. 2026-06-04
    days on market $139,900 Active 26 DOM
12. 2026-06-02
    days on market $139,900 Active 25 DOM
13. 2026-06-01
    days on market $139,900 Active 24 DOM
14. 2026-05-31
    days on market $139,900 Active 23 DOM
15. 2026-05-08
    listed $139,900 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: $636 · $53/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$773/yr (+$64/mo · 121.5%)

ⓘ 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 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: $13,984
• − Mortgage interest: −$7,837
• − Property taxes: −$636
• − Insurance: −$700
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$4,070
• Taxable loss: −$1,496
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,267/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: Adams County Ohio Valley Local
• NCES district ID: 3906190
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $35,314
• Composite: 40.96/100
• National rank: #3603
• State rank: #463 of 656 in OH

Livability — Seaman

• Score: 64/100
• State rank: #786
• US rank: #14281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams · 32,832 people
• Population (ZIP): 2,701
• Household income: $46,792
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 24.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.55%
• Current HPI: 202.3786
• 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

• 2026-05-08 Listed $139,900 Cincy MLS

Property tax history

+7.8%/yr

Latest (2025): $636 · +33.7% YoY. Source: county tax records.