231 St. Clair Dr · Chillicothe, OH 45601

$159,900

3 bd · 1.5 ba · 1,380 sqft · Condo public records · 54 Days on market

Built 1977 $116/sqft · 19% below area Est $198k · 19% under ↓ 11% since listing

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• 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

PRICE REDUCED!! Welcome to 231 St. Clair Drive where comfort meets convenience in perfect harmony. This charming 3 bed. ,1.5 bath condo offers the ideal blend of modern living and community amenities that will make every day feel like a vacation. Features a single car garage, brick patio and deck area with storage and privacy fence, The common areas include an in-ground pool, play area and a small party space. HOA IS $300. monthly and covers water-sewer-trash outside maintenance. End unit is another perk of this well priced home.

Key facts

• Deck area
• Play area
• In-ground pool

Tags

• SINGLE CAR GARAGE
• BRICK PATIO
• DECK AREA
• IN-GROUND POOL
• PLAY AREA
• PARTY SPACE

Property features AI

Exterior

• Parking: Detached garage (1 covered garage space); Total 1 parking space; Open parking available; Asphalt parking surface
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Two levels
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Deck; Patio; Fenced yard; Pond on the property; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom present
• Heating & cooling: Heat pump heating; Central air; Ceiling fans (cooling)
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Window coverings and treatments; Double-pane windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $81 ($972/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 $142k (11.2% below list).
• Recommended offer: $142k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $142,010 (11.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $197,522
• List price: $159,900
• Delta: -19.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-20,771
• Equity at exit: $23,842

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-11,520
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $81

Break-even live

Break-even rent $1,318

Max offer price $159,900

Occupancy floor 89%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 54 DOM
2. 2026-06-17
   days on market $159,900 Active 53 DOM
3. 2026-06-16
   days on market $159,900 Active 52 DOM
4. 2026-06-15
   days on market $159,900 Active 51 DOM
5. 2026-06-13
   days on market $159,900 Active 49 DOM
6. 2026-06-12
   days on market $159,900 Active 48 DOM
7. 2026-06-09
   days on market $159,900 Active 45 DOM
8. 2026-06-08
   days on market $159,900 Active 44 DOM
9. 2026-06-08
   days on market $159,900 Active 43 DOM
10. 2026-06-07
    days on market $159,900 Active 42 DOM
11. 2026-06-04
    days on market $159,900 Active 39 DOM
12. 2026-06-02
    days on market $159,900 Active 38 DOM
13. 2026-06-01
    days on market $159,900 Active 37 DOM
14. 2026-05-31
    days on market $159,900 Active 36 DOM
15. 2026-04-25
    listed $159,900 Active 535-char remark
16. 2026-04-23
    price $159,900
17. 2026-02-22
    price $169,900
18. 2026-01-20
    price $174,900
19. 2025-12-21
    listed $179,900 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: $1,629 · $136/mo
• Projected year-2 tax: $2,062 · $172/mo
• Expected delta: +$433/yr (+$36/mo · 26.6%)

ⓘ 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 ≥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: $17,041
• − Mortgage interest: −$8,957
• − Property taxes: −$1,629
• − Insurance: −$800
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,652
• Taxable loss: −$1,722
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,385/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

-11.1% since first listed

5 events — show timeline

• 2026-04-25 Listed $159,900 SVAR
• 2026-04-23 Price Changed $159,900 SVAR
• 2026-02-22 Price Changed $169,900 SVAR
• 2026-01-20 Price Changed $174,900 SVAR
• 2025-12-21 Listed $179,900 SVAR

Property tax history

-2.9%/yr

Latest (2025): $1,629 · +34.7% YoY. Source: county tax records.