3039 State Route 41 S · Cynthiana, OH 45612

$150,000

1 bd · 1.0 ba · 896 sqft · SingleFamily public records · 30 Days on market

Built 1957 1.00 ac lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +4.3/10.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0

Listing remarks MLS

3 Bedrooms, 1 bath home on 1 acre. Partial basement. hardwood floors, Newer Gas Furnace, Enclosed front porch. 2 Storage Sheds, 3 car carport. Co. water & well.

Key facts

• County water
• 2 storage sheds
• Hardwood floors

Tags

• HARDWOOD FLOORS
• ENCLOSED FRONT PORCH
• 2 STORAGE SHEDS
• COUNTY WATER
• COAL BURNING HEAT SOURCE

Property features AI

Finance

• Financial info: Property listed as real estate owned

Exterior

• Parking: Carport with abundant space
• Utilities: Public water; Private sewer
• Home design: Single-family residence; One story; Built in 1957; No common walls
• Construction: Block foundation
• Exterior features: One-acre lot; Shed(s)

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Interior features: Insulated windows throughout; Partial basement; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $27 ($318/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 $120k (19.8% below list).
• Recommended offer: $120k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 34/100 on livability (#1,207 in OH) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Western Local (rural): math 29% / reading 40% proficiency, ranked #567 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 45 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Pike County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, 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 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $150k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,268 (19.8% below list)

Questions for the listing agent

1. Built in 1957 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.16×
• Total profit: $6,692
• Equity at exit: $53,601

10-year hold

• IRR: 7.3%
• Equity multiple: 1.92×
• Total profit: $38,766
• Equity at exit: $73,119

Cash invested: $42,000 (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 45612

• Home prices YoY: 0.6%
• Active inventory: 23
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $27

Break-even live

Break-even rent $1,169

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 30 DOM
2. 2026-06-17
   days on market $150,000 Active 29 DOM
3. 2026-06-16
   days on market $150,000 Active 28 DOM
4. 2026-06-15
   days on market $150,000 Active 27 DOM
5. 2026-06-13
   days on market $150,000 Active 25 DOM
6. 2026-06-12
   days on market $150,000 Active 24 DOM
7. 2026-06-09
   days on market $150,000 Active 21 DOM
8. 2026-06-08
   days on market $150,000 Active 20 DOM
9. 2026-06-08
   days on market $150,000 Active 19 DOM
10. 2026-06-05
    days on market $150,000 Active 17 DOM
11. 2026-06-04
    days on market $150,000 Active 15 DOM
12. 2026-06-02
    days on market $150,000 Active 14 DOM
13. 2026-06-01
    days on market $150,000 Active 13 DOM
14. 2026-05-31
    days on market $150,000 Active 12 DOM
15. 2026-05-19
    listed $150,000 Active
16. 2011-08-22
    soldstatus $49,900 166-char remark

    Show marketing remark (166 chars)

    3 Bedroom, 1 bath home on 1 acre. Partial basement. Hardwood Floors, Newer Gas Furnace, Enclosed front porch. 2 Storage Sheds, 3 car carport. Co. Water & Well.

17. 2011-08-22
    soldstatus $49,900 166-char remark

    Show marketing remark (166 chars)

    3 Bedroom, 1 bath home on 1 acre. Partial basement. Hardwood Floors, Newer Gas Furnace, Enclosed front porch. 2 Storage Sheds, 3 car carport. Co. Water & Well.

18. 2011-08-13
    historical 166-char remark

    Show marketing remark (166 chars)

    3 Bedrooms, 1 bath home on 1 acre. Partial basement. hardwood floors, Newer Gas Furnace, Enclosed front porch. 2 Storage Sheds, 3 car carport. Co. water & well.

19. 2011-05-03
    listed $49,900 166-char remark

    Show marketing remark (166 chars)

    3 Bedroom, 1 bath home on 1 acre. Partial basement. Hardwood Floors, Newer Gas Furnace, Enclosed front porch. 2 Storage Sheds, 3 car carport. Co. Water & Well.

20. 2011-05-03
    listed $49,900 166-char remark

    Show marketing remark (166 chars)

    3 Bedroom, 1 bath home on 1 acre. Partial basement. Hardwood Floors, Newer Gas Furnace, Enclosed front porch. 2 Storage Sheds, 3 car carport. Co. Water & 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: $894 · $74/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$723/yr (+$60/mo · 80.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $14,432
• − Mortgage interest: −$8,402
• − Property taxes: −$894
• − Insurance: −$750
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$4,364
• Taxable loss: −$2,287
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $867/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: Western Local
• NCES district ID: 3904915
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $36,144
• Composite: 28.57/100
• National rank: #6724
• State rank: #567 of 656 in OH

Livability — Cynthiana

• Score: 34/100
• State rank: #1207
• US rank: #27746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ross · 75,517 people
• Population (ZIP): 4,626
• Household income: $50,500
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1.4

Population outlook (Pike County) Hauer SSP2

• Today (2025): 26,762 people
• By 2030: 25,744 · -3.8%
• By 2040: 23,509 · -12.2%
• By 2050: 21,090 · -21.2%
• By 2075: 15,765 · -41.1%
• By 2100: 11,361 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5%
• Common ancestry: Serbian 4% Portuguese 4% Scottish 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Other Indo-European 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.5%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.0pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.7 2016: R+36.7 2012: R+0.4 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 226.3206
• 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

+200.6% since first listed

6 events — show timeline

• 2026-05-19 Listed $150,000 CBRMLS
• 2011-08-22 Sold (MLS) $49,900 Cincy MLS
• 2011-08-22 Sold (MLS) $49,900 CBRMLS
• 2011-08-13 Listing Removed — CBRMLS
• 2011-05-03 Listed $49,900 Cincy MLS
• 2011-05-03 Listed $49,900 CBRMLS

Property tax history

+4.3%/yr

Latest (2025): $894 · -0.2% YoY. Source: county tax records.