306 S Pleasant St · Georgetown, OH 45121

$99,900

4 bd · 1.0 ba · 1,627 sqft · SingleFamily public records · 12 Days on market

6,534 sqft lot Est $181k · 45% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Remolded Home Close To Every Thing Would Make Nice Location For Offic E.

Key facts

• Fenced yard
• Turret-style bay
• Stunning staircase

Tags

• CORNER LOT
• ORIGINAL WOODWORK
• STUNNING STAIRCASE
• TURRET-STYLE BAY
• FENCED YARD
• MATURE TREES

Property features AI

Finance

• Other: Directions: Take 125 into Georgetown, turn right on South Pleasant Street. Home is on the right.
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Victorian style; Single family home; Two levels
• Construction: Vinyl siding; Block foundation
• Exterior features: Metal and privacy fencing; Shingle roof; Vinyl and wood windows; Shed on the property; Less than 0.5 acre lot (approximately 66' x 99'); Residential zoning

Interior

• Kitchen: 13 x 12 kitchen; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms — primary on level 1 (9 x 13), two bedrooms on level 2 (12 x 16 and 13 x 15)
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Electric forced-air heating; Electric water heater
• Interior features: Seven total rooms; Crawl basement; Handyman special

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 68/100 on livability (#585 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities D, commute F, employment F.
• Georgetown Exempted Village (rural): math 56% / reading 64% proficiency, ranked #307 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 147 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Brown County population projected at -26% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $54k; list at $100k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.33% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $180,597
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 S Apple St	0.12mi	3/2.0 (-1)	1,800 (+11%)	15mo	$199,000	$111	55
403 Elmwood Ct	0.47mi	3/2.5 (-1)	1,711 (+5%)	5mo	$260,000	$152	54
404 E State St	0.29mi	3/1.5 (-1)	1,783 (+10%)	14mo	$168,000	$94	51
414 N Water St	0.41mi	3/2.5 (-1)	1,484 (-9%)	8mo	$197,000	$133	48
425 Lincoln Ave	0.43mi	3/1.0 (-1)	1,818 (+12%)	15mo	$195,000	$107	43
521 Mount Orab Pike	0.61mi	4/2.5	1,749 (+8%)	12mo	$220,000	$126	43
57 Free Soil Rd	0.58mi	3/1.0 (-1)	1,400 (-14%)	21mo	$128,000	$91	28

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,581
• Equity at exit: $14,895

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $43,632
• Equity at exit: $8,638

Cash invested: $27,972 (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 45121

• Home prices YoY: -5.5%
• Active inventory: 27
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $421

Break-even live

Break-even rent $794

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $477	-5% $449	+0% $421	+5% $392	+10% $364
Rent	-10% $316	-5% $368	+0% $421	+5% $473	+10% $525
Rate	-1.0pp $471	-0.5pp $446	base $421	+0.5pp $395	+1.0pp $368

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $99,900 Active 12 DOM
2. 2026-06-21
   days on market $99,900 Active 11 DOM
3. 2026-06-18
   days on market $99,900 Active 9 DOM
4. 2026-06-17
   days on market $99,900 Active 8 DOM
5. 2026-06-16
   days on market $99,900 Active 7 DOM
6. 2026-06-15
   days on market $99,900 Active 6 DOM
7. 2026-06-13
   days on market $99,900 Active 4 DOM
8. 2026-06-12
   days on market $99,900 Active 3 DOM
9. 2026-06-09
   remarks 688-char remark
10. 2026-06-09
    listed $99,900 Active 1 DOM

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$407/yr (+$34/mo · 54.8%)

ⓘ 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 ≥101°F today · 19 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: $15,920
• − Mortgage interest: −$5,596
• − Property taxes: −$744
• − Insurance: −$500
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,906
• Taxable income: $3,628
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $4,177/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: Georgetown Exempted Village
• NCES district ID: 3904537
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $39,226
• Composite: 50.02/100
• National rank: #1919
• State rank: #307 of 656 in OH

Livability — Georgetown

• Score: 68/100
• State rank: #585
• US rank: #9982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, OH
• County: Brown · 38,418 people
• City population: 8,931
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 8,931
• Household income: $57,274
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 9.5

Population outlook (Brown County) Hauer SSP2

• Today (2025): 41,243 people
• By 2030: 39,382 · -4.5%
• By 2040: 35,196 · -14.7%
• By 2050: 30,743 · -25.5%
• By 2075: 21,870 · -47.0%
• By 2100: 15,069 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 1%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+61.5) · D 19.0% · R 80.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -23.3pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+57.4 2016: R+52.2 2012: R+25.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.94%
• Current HPI: 290.4078
• 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

+256.8% since first listed

5 events — show timeline

• 2026-06-09 Listed $99,900 Cincy MLS
• 1997-08-04 Sold (Public Records) $53,500 Public Records
• 1997-07-28 Sold (MLS) $53,500 Cincy MLS
• 1997-05-12 Listed $58,000 Cincy MLS
• 1996-12-19 Sold (Public Records) $28,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $744 · +0.0% YoY. Source: county tax records.