20048 St. Rt. 124 · Wellston, OH 45692

$49,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 31 Days on market

Built 1946 2.10 ac lot ↓ 16% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located just outside the city limits of Wellston, OH, this property offers a great opportunity for investors, flippers, or buyers looking for a project with potential. Situated on approximately 2 acres, there's plenty of room to enjoy a more private setting while still being conveniently located near town amenities. Whether you're looking for a fixer-upper to renovate, a rental property to add to your portfolio, or a place to make your own, this property offers endless possibilities. Bring your vision and ideas and unlock the potential this property has to offer! Cash Buyers Only.

Key facts

• Near town amenities
• Rental property
• 2 acres

Tags

• 2 ACRES
• PRIVATE SETTING
• NEAR TOWN AMENITIES
• FIXER-UPPER
• RENTAL PROPERTY
• ENDLESS POSSIBILITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Deck; Asphalt roof; Approximately 2.10 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane heating
• Interior features: Electric water heater; Laminate flooring; Partial block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.2% in Wellston — 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 67/100 on livability (#606 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D, amenities F.
• 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1946 — 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. 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: 1.66% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.98%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 1.91×
• Total profit: $12,437
• Equity at exit: $7,306

10-year hold

• IRR: 30.2%
• Equity multiple: 3.70×
• Total profit: $37,074
• Equity at exit: $4,237

Cash invested: $13,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $320

Break-even live

Break-even rent $406

Max offer price $49,000

Occupancy floor 56%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $49,000 Active 31 DOM
2. 2026-06-17
   days on market $49,000 Active 30 DOM
3. 2026-06-16
   days on market $49,000 Active 29 DOM
4. 2026-06-15
   days on market $49,000 Active 28 DOM
5. 2026-06-13
   days on market $49,000 Active 26 DOM
6. 2026-06-12
   days on market $49,000 Active 25 DOM
7. 2026-06-09
   days on market $49,000 Active 22 DOM
8. 2026-06-08
   days on market $49,000 Active 21 DOM
9. 2026-06-08
   days on market $49,000 Active 20 DOM
10. 2026-06-07
    days on market $49,000 Active 19 DOM
11. 2026-06-04
    days on market $49,000 Active 16 DOM
12. 2026-06-02
    days on market $49,000 Active 15 DOM
13. 2026-06-01
    days on market $49,000 Active 14 DOM
14. 2026-05-31
    days on market $49,000 Active 13 DOM
15. 2026-05-19
    listed $49,000 Active
16. 2025-07-03
    status Pending
17. 2025-05-14
    price $39,900
18. 2025-04-10
    price $53,900
19. 2025-03-12
    price $59,900
20. 2025-02-08
    price $69,900
21. 2025-01-24
    listed $81,900 Active
22. 2025-01-13
    historical
23. 2025-01-10
    price $81,900
24. 2024-11-25
    price $89,900
25. 2024-11-25
    price $89,900
26. 2024-10-18
    price $97,900
27. 2024-10-17
    price $97,900
28. 2024-09-12
    listed $103,500 Active
29. 2024-09-11
    listed $103,500 Active
30. 2014-01-24
    soldstatus $58,000

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$120/yr (+$10/mo · 23.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,735
• − Mortgage interest: −$2,745
• − Property taxes: −$523
• − Insurance: −$245
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$1,425
• Taxable income: $3,239
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,062/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 — Wellston

• Score: 67/100
• State rank: #606
• US rank: #10407

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ 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: 7,699
• 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

-15.5% since first listed

16 events — show timeline

• 2026-05-19 Listed $49,000 SVAR
• 2025-07-03 Pending — SVAR
• 2025-05-14 Price Changed $39,900 SVAR
• 2025-04-10 Price Changed $53,900 SVAR
• 2025-03-12 Price Changed $59,900 SVAR
• 2025-02-08 Price Changed $69,900 SVAR
• 2025-01-24 Listed $81,900 SVAR
• 2025-01-13 Listing Removed — CBRMLS
• 2025-01-10 Price Changed $81,900 CBRMLS
• 2024-11-25 Price Changed $89,900 CBRMLS
• 2024-11-25 Price Changed $89,900 SVAR
• 2024-10-18 Price Changed $97,900 SVAR
• 2024-10-17 Price Changed $97,900 CBRMLS
• 2024-09-12 Listed $103,500 SVAR
• 2024-09-11 Listed $103,500 CBRMLS
• 2014-01-24 Sold (Public Records) $58,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $523 · -19.4% YoY. Source: county tax records.