64 Private Drive 139 · Proctorville, OH 45669

$108,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 5 Days on market

Built 1965 1.00 ac lot $99/sqft · 80% above area

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +5.7/10.0
• 1% rule +4.6/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this 2 bedroom 1 bath home. Situated on 1 acre with a private wooded setting. But close in. Great for hiking, hunting or just front porch sitting. . Newer windows, covered front porch, deck , storage building & a newer metal roof. Call for your appointment today.

Key facts

• New doors
• New shower
• One story home

Tags

• ONE STORY HOME
• 1 ACRE
• NEW FLOORING
• NEW COMMODE
• NEW SHOWER
• NEW DOORS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water
• Home design: Single family residence; One-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Porch; Rolling, level and sloped lot characteristics

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating
• Interior features: Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $104k (3.7% below list).
• Recommended offer: $104k (3.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#147 in OH, #2,275 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, amenities F, employment D-.
• Fairland Local (suburban): math 63% / reading 73% proficiency, ranked #177 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairland High School (math 32% / reading 67%, grade D, #390 of 781 statewide, top 54%, 391 students, 49% FRL).
• Zoned-school proficiency averages 50% at this address vs 68% district-wide (-18 pts) — the specific schools serving this property underperform the Fairland Local average; the district grade overstates school quality for this exact location.
• Market conditions: 72 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $747 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago 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.
• Current owner paid $50k; list at $108k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $104,014 (3.7% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.96% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $59,954
• List price: $108,000
• Delta: 80.14%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-505
• Equity at exit: $22,185

10-year hold

• IRR: 7.2%
• Equity multiple: 1.63×
• Total profit: $19,114
• Equity at exit: $20,125

Cash invested: $30,240 (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 45669

• Home prices YoY: -0.8%
• Active inventory: 72
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $178

Break-even live

Break-even rent $815

Max offer price $108,000

Occupancy floor 78%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-17
   status Pending 238-char remark
2. 2026-05-12
   listed $108,000 Active 238-char remark
3. 2022-08-12
   soldstatus $50,000
4. 2022-08-02
   soldstatus $50,000 292-char remark

   Show marketing remark (292 chars)

   Take a look at this 2 bedroom 1 bath home. Situated on 1 acre with a private wooded setting. But close in. Great for hiking, hunting or just front porch sitting. . Newer windows, covered front porch, deck , storage building & a newer metal roof. Call for your appointment today.

5. 2022-01-26
   listed $59,900 292-char remark

   Show marketing remark (292 chars)

   Take a look at this 2 bedroom 1 bath home. Situated on 1 acre with a private wooded setting. But close in. Great for hiking, hunting or just front porch sitting. . Newer windows, covered front porch, deck , storage building & a newer metal roof. Call for your appointment today.

6. 2008-12-30
   soldstatus $59,000

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$647/yr (+$54/mo · 165.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 17 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: $12,482
• − Mortgage interest: −$6,050
• − Property taxes: −$390
• − Insurance: −$540
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,142
• Taxable income: $363
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,047/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: Fairland Local
• NCES district ID: 3904793
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $47,234
• Composite: 57.41/100
• National rank: #1077
• State rank: #177 of 656 in OH

Livability — Proctorville

• Score: 79/100
• State rank: #147
• US rank: #2275

Category grades

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

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): 10,085
• Household income: $65,824
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 9.1

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 (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea, China
• Languages at home: 98% English-only · Korean 1% Spanish 1%

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: ▼ -1.76%
• Current HPI: 212.88
• 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

+83.1% since first listed

6 events — show timeline

• 2026-05-17 Pending — HBRMLS
• 2026-05-12 Listed $108,000 HBRMLS
• 2022-08-12 Sold (Public Records) $50,000 Public Records
• 2022-08-02 Sold (MLS) $50,000 HBRMLS
• 2022-01-26 Listed $59,900 HBRMLS
• 2008-12-30 Sold (Public Records) $59,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $390 · +8.8% YoY. Source: county tax records.