55 Hill St · Coalton, OH 45692

$75,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 55 Days on market

Built 1900 0.31 ac lot $74/sqft · at area comps Est $78k · at est.

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +9.2/15.0
• 1% rule +6.7/10.0
• Appreciation +3.5/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-bedroom, 1-bath home offering a great opportunity for both first-time buyers and investors. The home features a functional layout with comfortable living space and is situated on a spacious lot, providing ample room for outdoor use or future expansion. Currently tenant-occupied, this property presents a strong investment opportunity. Whether you're beginning your homeownership journey or adding to your portfolio, this is a property worth considering.

Key facts

• 0.31 acre lot
• Built 1900
• Listed 55 days

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; 100 Amp electrical service
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring; Carpet; Wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; No cooling
• Interior features: Gas water heater; Crawl space basement; 6 total rooms
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,139 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime D-.
• Wellston City (rural): math 38% / reading 47% proficiency, ranked #532 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 32 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at -22% 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.17% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $77,860
• List price: $75,000
• Delta: -3.67%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23711 St. Rt. 93	0.72mi	1/1.0 (-1)	1,026 (+1%)	8mo	$33,000	$32	53

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,233
• Equity at exit: $11,183

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $20,422
• Equity at exit: $6,485

Cash invested: $21,000 (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 45692

• Home prices YoY: -1.4%
• Active inventory: 50
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $226

Break-even live

Break-even rent $593

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $269	-5% $247	+0% $226	+5% $205	+10% $184
Rent	-10% $157	-5% $191	+0% $226	+5% $261	+10% $296
Rate	-1.0pp $264	-0.5pp $245	base $226	+0.5pp $207	+1.0pp $187

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $75,000 Active 55 DOM
2. 2026-06-21
   days on market $75,000 Active 54 DOM
3. 2026-06-18
   days on market $75,000 Active 52 DOM
4. 2026-06-17
   days on market $75,000 Active 51 DOM
5. 2026-06-16
   days on market $75,000 Active 50 DOM
6. 2026-06-15
   days on market $75,000 Active 49 DOM
7. 2026-06-13
   days on market $75,000 Active 47 DOM
8. 2026-06-12
   days on market $75,000 Active 46 DOM
9. 2026-06-09
   days on market $75,000 Active 43 DOM
10. 2026-06-08
    days on market $75,000 Active 42 DOM
11. 2026-06-08
    days on market $75,000 Active 41 DOM
12. 2026-06-07
    days on market $75,000 Active 40 DOM
13. 2026-06-04
    days on market $75,000 Active 37 DOM
14. 2026-06-02
    days on market $75,000 Active 36 DOM
15. 2026-06-01
    days on market $75,000 Active 35 DOM
16. 2026-05-31
    days on market $75,000 Active 34 DOM
17. 2026-04-27
    listed $75,000 Active 465-char remark
18. 2025-05-07
    status Pending
19. 2025-05-06
    status Pending
20. 2025-05-06
    historical
21. 2025-04-18
    listed $50,000 Active
22. 2025-04-18
    listed $50,000 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: $527 · $44/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: +$321/yr (+$27/mo · 60.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,552
• − Mortgage interest: −$4,201
• − Property taxes: −$527
• − Insurance: −$375
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$2,182
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,335/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: Wellston City
• NCES district ID: 3904502
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 47% ▼ -10.00%
• Median HH income: $35,982
• Composite: 35.2/100
• National rank: #4991
• State rank: #532 of 656 in OH

Livability — Coalton

• Score: 55/100
• State rank: #1139
• US rank: #23670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson · 32,540 people
• City population: 397
• Population (ZIP): 7,699
• Household income: $52,449
• Rent vs Own: 30.4% rent · 69.6% own

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 30,794 people
• By 2030: 29,535 · -4.1%
• By 2040: 26,757 · -13.1%
• By 2050: 23,897 · -22.4%
• By 2075: 17,115 · -44.4%
• By 2100: 10,908 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.1) · D 20.7% · R 78.8%
• 2008→2024 swing: -37.9pp toward R · 2008: -20.2pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+54.1 2016: R+48.9 2012: R+20.8 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.09%
• Current HPI: 219.2619
• 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

6 events — show timeline

• 2026-04-27 Listed $75,000 SVAR
• 2025-05-07 Pending — SVAR
• 2025-05-06 Pending — CBRMLS
• 2025-05-06 Listing Removed — CBRMLS
• 2025-04-18 Listed $50,000 CBRMLS
• 2025-04-18 Listed $50,000 SVAR

Property tax history

+5.2%/yr

Latest (2025): $527 · +1.3% YoY. Source: county tax records.