2661 County Road 5 · Ironton, OH 45645

$95,000

3 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 98 Days on market

Built 1897 ↓ 21% since listing

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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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country setting 3.1 acre home with 3 bedroom 2 full bath home with kitchen, dining room, living room, office or small bedroom, bonus room, enclosed breezeway and a 2 car double garage. Has flooring but needs installed. Needs painted/updated. TLC is definitely needed to turn this home back into a once very beautiful home. Has a mobile home on the property that could be made into a mother in law suite or used for extra income. Work needed on it as well.

Key facts

• 2 garage spots
• Listed 98 days

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One-story
• Construction: Aluminum siding; Metal roof
• Exterior features: Front porch; Stream on the property; Partially wooded and level topography

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 7 rooms (bedrooms included in room count)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Gas log fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.1% in Ironton — 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 72/100 on livability (#354 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• Rock Hill Local (rural): math 37% / reading 48% proficiency, ranked #526 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.5% 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 (6.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1897 — 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.77×
• Total profit: $46,990
• Equity at exit: $62,919

10-year hold

• IRR: 24.3%
• Equity multiple: 5.69×
• Total profit: $124,687
• Equity at exit: $116,969

Cash invested: $26,600 (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 45645

• Home prices YoY: 3.6%
• Active inventory: 2
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $259

Break-even live

Break-even rent $889

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 98 DOM
2. 2026-06-17
   days on market $95,000 Active 97 DOM
3. 2026-06-16
   days on market $95,000 Active 96 DOM
4. 2026-06-15
   days on market $95,000 Active 95 DOM
5. 2026-06-13
   days on market $95,000 Active 93 DOM
6. 2026-06-12
   days on market $95,000 Active 92 DOM
7. 2026-06-09
   days on market $95,000 Active 89 DOM
8. 2026-06-08
   days on market $95,000 Active 88 DOM
9. 2026-06-08
   days on market $95,000 Active 87 DOM
10. 2026-06-07
    days on market $95,000 Active 86 DOM
11. 2026-06-04
    days on market $95,000 Active 83 DOM
12. 2026-06-02
    days on market $95,000 Active 82 DOM
13. 2026-06-01
    days on market $95,000 Active 81 DOM
14. 2026-05-31
    days on market $95,000 Active 80 DOM
15. 2026-04-10
    historical Active Under Contract
16. 2026-03-12
    listed $95,000 Active
17. 2026-01-02
    listed $120,000 Active 455-char remark

    Show marketing remark (455 chars)

    Country setting 3.1 acre home with 3 bedroom 2 full bath home with kitchen, dining room, living room, office or small bedroom, bonus room, enclosed breezeway and a 2 car double garage. Has flooring but needs installed. Needs painted/updated. TLC is definitely needed to turn this home back into a once very beautiful home. Has a mobile home on the property that could be made into a mother in law suite or used for extra income. Work needed on it as well.

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$152/yr (+$13/mo · 12.9%)

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

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $14,607
• − Mortgage interest: −$5,321
• − Property taxes: −$1,179
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,764
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,694/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: Rock Hill Local
• NCES district ID: 3904794
• Math proficiency: 37% ▼ -26.00%
• Reading proficiency: 48% ▼ -15.00%
• Median HH income: $38,329
• Composite: 35.41/100
• National rank: #4944
• State rank: #526 of 656 in OH

Livability — Ironton

• Score: 72/100
• State rank: #354
• US rank: #5718

Category grades

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

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): 2,709
• Household income: $53,056
• Rent vs Own: 7.0% rent · 93.0% 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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 0%

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: ▲ 6.53%
• Current HPI: 186.0718
• 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

-20.8% since first listed

3 events — show timeline

• 2026-04-10 Contingent — AABOR
• 2026-03-12 Listed $95,000 AABOR
• 2026-01-02 Listed $120,000 Fizber.com

Property tax history

+15.6%/yr

Latest (2025): $1,179 · +37.2% YoY. Source: county tax records.