91 Sugar St · Chillicothe, OH 45601

$30,000

2 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 7 Days on market

Built 1900 $24/sqft · 60% below area ↓ 50% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking with this rare package deal featuring two separate homes ready for a full renovation. Whether you're looking for your next flip, rental portfolio addition, or redevelopment project, this property offers incredible potential. Both homes are in need of total rehab, making them a blank canvas for your vision. Each sits on a large yard with convenient alley access, providing added flexibility for parking, garages, or future improvements. Both homes showcases classic German brick construction, full of character and durability, while 95 N. Sugar has already had a head start with new siding installed. Bring your tools and imagination—properties like this don't come around often!

Key facts

• Alley access
• Large yard
• Built 1900

Tags

• LARGE YARD
• ALLEY ACCESS

Property features AI

Exterior

• Parking: No garage
• Utilities: 100 amp electric service; Public sewer
• Home design: Single family residence; One level
• Construction: Brick construction
• Exterior features: Asphalt roof

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No central heating; No central cooling
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 38.3% vs local median 4.2% in Chillicothe — 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 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Chillicothe City (town): math 36% / reading 47% proficiency, ranked #535 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chillicothe Primary School (570 students, 0% FRL); Chillicothe Middle School (math 29% / reading 43%, grade F, #541 of 654 statewide, top 83%, 395 students, 0% FRL); Chillicothe High School (math 32% / reading 57%, grade F, #470 of 781 statewide, top 62%, 885 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 178 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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?
5. 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?
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: 4.29% ✓
• Cap rate: 38.30%
• Cash-on-cash: 114.30%
• DSCR: 6.09
• GRM: 1.9

CMA / ARV

• ARV (median comp): $158,511
• List price: $30,000
• Delta: -62.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
182 Hirn St	0.19mi	2/1.0	1,162 (-5%)	6mo	$138,500	$119	78
95 N Brownell St	0.29mi	3/1.0 (+1)	1,240 (+1%)	7mo	$14,000	$11	74
832 Main St	0.67mi	2/1.0	1,216 (-1%)	6mo	$100,000	$82	63
304 E 5th St	0.39mi	3/2.0 (+1)	1,202 (-2%)	11mo	$90,000	$75	61
619 E 2nd St	0.32mi	2/1.0	1,056 (-14%)	2mo	$156,000	$148	60
570 E Water St	0.24mi	2/1.0	1,080 (-12%)	11mo	$147,500	$137	60
618 E 2nd St	0.33mi	2/1.0	1,391 (+14%)	8mo	$179,900	$129	55
184 E 7th St	0.63mi	3/1.0 (+1)	1,310 (+7%)	5mo	$98,000	$75	50
783 Adams Ave	0.71mi	3/2.0 (+1)	1,190 (-3%)	7mo	$135,000	$113	47
760 E 4th St	0.60mi	3/2.0 (+1)	1,120 (-9%)	2mo	$175,000	$156	47
74 E 7th St	0.74mi	2/2.0	1,312 (+7%)	9mo	$143,000	$109	42
320 Massie Ave	0.66mi	3/1.0 (+1)	1,337 (+9%)	8mo	$140,000	$105	42

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: —
• Equity multiple: 6.49×
• Total profit: $46,124
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.61×
• Total profit: $105,883
• Equity at exit: $2,594

Cash invested: $8,400 (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 45601

• Active inventory: 178
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $800

Break-even live

Break-even rent $273

Max offer price $30,000

Occupancy floor 33%

Sensitivity live

Price	-10% $817	-5% $809	+0% $800	+5% $792	+10% $783
Rent	-10% $699	-5% $749	+0% $800	+5% $851	+10% $902
Rate	-1.0pp $815	-0.5pp $808	base $800	+0.5pp $792	+1.0pp $784

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $30,000 Active 7 DOM
2. 2026-06-17
   days on market $30,000 Active 6 DOM
3. 2026-06-16
   days on market $30,000 Active 5 DOM
4. 2026-06-15
   days on market $30,000 Active 4 DOM
5. 2026-06-13
   days on market $30,000 Active 2 DOM
6. 2026-06-12
   pricedays on marketlisting id $30,000 Active 1 DOM
7. 2026-06-09
   days on market $60,000 Active 63 DOM
8. 2026-06-08
   days on market $60,000 Active 62 DOM
9. 2026-06-08
   days on market $60,000 Active 61 DOM
10. 2026-06-07
    days on market $60,000 Active 60 DOM
11. 2026-06-04
    days on market $60,000 Active 57 DOM
12. 2026-06-02
    days on market $60,000 Active 56 DOM
13. 2026-06-01
    days on market $60,000 Active 55 DOM
14. 2026-05-31
    days on market $60,000 Active 54 DOM
15. 2026-05-12
    price $65,000 710-char remark

    Show marketing remark (710 chars)

    Opportunity is knocking with this rare package deal featuring two separate homes ready for a full renovation. Whether you're looking for your next flip, rental portfolio addition, or redevelopment project, this property offers incredible potential. Both homes are in need of total rehab, making them a blank canvas for your vision. Each sits on a large yard with convenient alley access, providing added flexibility for parking, garages, or future improvements. Both homes showcases classic German brick construction, full of character and durability, while 95 N. Sugar has already had a head start with new siding installed. Bring your tools and imagination—properties like this don't come around often!

16. 2026-04-07
    listed $70,000 Active 710-char remark

    Show marketing remark (710 chars)

    Opportunity is knocking with this rare package deal featuring two separate homes ready for a full renovation. Whether you're looking for your next flip, rental portfolio addition, or redevelopment project, this property offers incredible potential. Both homes are in need of total rehab, making them a blank canvas for your vision. Each sits on a large yard with convenient alley access, providing added flexibility for parking, garages, or future improvements. Both homes showcases classic German brick construction, full of character and durability, while 95 N. Sugar has already had a head start with new siding installed. Bring your tools and imagination—properties like this don't come around often!

17. 2020-03-31
    soldstatus $60,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $552 · $46/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 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,432
• − Mortgage interest: −$1,680
• − Property taxes: −$552
• − Insurance: −$150
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$873
• Taxable income: $9,708
• Est. tax owed @ 24.0%: −$2,330
• After-tax cash flow: $7,272/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: Chillicothe City
• NCES district ID: 3904374
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $37,990
• Composite: 34.55/100
• National rank: #5174
• State rank: #535 of 656 in OH

Livability — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, OH
• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

-50.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $30,000 SVAR
• 2026-05-20 Price Changed $60,000 SVAR
• 2026-05-12 Price Changed $65,000 SVAR
• 2026-04-07 Listed $70,000 SVAR
• 2020-03-31 Sold (Public Records) $60,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $552 · +45.7% YoY. Source: county tax records.