237 S 5th St · Byesville, OH 43723

$90,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 99 Days on market

Built 1900 10,789 sqft lot $61/sqft · 48% below area Est $173k · 48% under ↓ 36% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.1/10.0
• 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

Discover the perfect blend of comfort, warmth, and small-town charm at 237 S 5th Street, located in the heart of the Village of Byesville. This delightful home sits on a spacious corner lot, welcoming you with inviting curb appeal, a detached garage, and plenty of room to enjoy outdoor living. Inside, you’ll find a bright and open kitchen with generous space for cooking, gathering, and creating memories. The cozy living area features a gas fireplace, adding instant warmth and character — perfect for quiet evenings or hosting family and friends. Natural light fills the rooms, creating an inviting atmosphere throughout. Step outside to your private back deck, ideal for morning coffee, summer barbecues, or simply unwinding after a long day. The large yard offers endless possibilities for gardening, play, or expansion. Whether you’re a first-time homeowner or looking for a great investment property, this home offers exceptional value and heart. Enjoy the peaceful feel of a small community while being just minutes from local parks, schools, and nearby conveniences.

Key facts

• Private back deck
• Gas fireplace
• Large yard

Tags

• CORNER LOT
• DETACHED GARAGE
• BRIGHT OPEN KITCHEN
• GAS FIREPLACE
• PRIVATE BACK DECK
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#632 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Rolling Hills Local (rural): math 44% / reading 54% proficiency, ranked #463 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 37 units permitted in Guernsey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Guernsey County population projected at -20% 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $172,644
• List price: $90,000
• Delta: -47.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 S 3rd St	0.20mi	3/2.0	1,528 (+4%)	9mo	$170,000	$111	73
256 W Spruce Ave	0.09mi	3/1.5	1,344 (-9%)	13mo	$230,000	$171	68
309 S 7th St	0.15mi	3/1.5	1,400 (-5%)	20mo	$175,000	$125	66
400 W Spruce Ave	0.16mi	3/2.5	1,392 (-6%)	15mo	$250,000	$180	65
237 Euclid Ave	0.19mi	3/2.0	1,626 (+10%)	11mo	$250,000	$154	61
284 S 2nd St	0.31mi	3/1.0	1,584 (+7%)	16mo	$155,000	$98	60
219 Meek Ave	0.34mi	2/2.0 (-1)	1,423 (-4%)	11mo	$129,900	$91	60
225 N 7th	0.35mi	3/1.5	1,554 (+5%)	22mo	$144,000	$93	54
204 N 5th St	0.32mi	3/2.0	1,296 (-12%)	9mo	$150,000	$116	53
226 High Ave	0.32mi	4/2.0 (+1)	1,624 (+10%)	8mo	$199,900	$123	53
215 S 9th #28	0.25mi	2/2.0 (-1)	1,280 (-13%)	8mo	$55,000	$43	50
299 S 5th St	0.49mi	3/1.0	1,274 (-14%)	22mo	$122,500	$96	36

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $8,584
• Equity at exit: $13,419

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $37,241
• Equity at exit: $7,782

Cash invested: $25,200 (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 43723

• Home prices YoY: -22.5%
• Active inventory: 31
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $364

Break-even live

Break-even rent $702

Max offer price $90,000

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $90,000 Pending 99 DOM
2. 2026-06-04
   days on market $90,000 Contingent 98 DOM
3. 2026-06-02
   days on market $90,000 Contingent 97 DOM
4. 2026-06-01
   days on market $90,000 Contingent 96 DOM
5. 2026-05-31
   days on market $90,000 Contingent 95 DOM
6. 2026-05-07
   historical Contingent 1094-char remark

   Show marketing remark (1094 chars)

   Discover the perfect blend of comfort, warmth, and small-town charm at 237 S 5th Street, located in the heart of the Village of Byesville. This delightful home sits on a spacious corner lot, welcoming you with inviting curb appeal, a detached garage, and plenty of room to enjoy outdoor living. Inside, you’ll find a bright and open kitchen with generous space for cooking, gathering, and creating memories. The cozy living area features a gas fireplace, adding instant warmth and character — perfect for quiet evenings or hosting family and friends. Natural light fills the rooms, creating an inviting atmosphere throughout. Step outside to your private back deck, ideal for morning coffee, summer barbecues, or simply unwinding after a long day. The large yard offers endless possibilities for gardening, play, or expansion. Whether you’re a first-time homeowner or looking for a great investment property, this home offers exceptional value and heart. Enjoy the peaceful feel of a small community while being just minutes from local parks, schools, and nearby conveniences.

7. 2026-04-24
   price $90,000 1094-char remark

   Show marketing remark (1094 chars)

   Discover the perfect blend of comfort, warmth, and small-town charm at 237 S 5th Street, located in the heart of the Village of Byesville. This delightful home sits on a spacious corner lot, welcoming you with inviting curb appeal, a detached garage, and plenty of room to enjoy outdoor living. Inside, you’ll find a bright and open kitchen with generous space for cooking, gathering, and creating memories. The cozy living area features a gas fireplace, adding instant warmth and character — perfect for quiet evenings or hosting family and friends. Natural light fills the rooms, creating an inviting atmosphere throughout. Step outside to your private back deck, ideal for morning coffee, summer barbecues, or simply unwinding after a long day. The large yard offers endless possibilities for gardening, play, or expansion. Whether you’re a first-time homeowner or looking for a great investment property, this home offers exceptional value and heart. Enjoy the peaceful feel of a small community while being just minutes from local parks, schools, and nearby conveniences.

8. 2026-04-02
   price $99,000 1094-char remark

   Show marketing remark (1094 chars)

   Discover the perfect blend of comfort, warmth, and small-town charm at 237 S 5th Street, located in the heart of the Village of Byesville. This delightful home sits on a spacious corner lot, welcoming you with inviting curb appeal, a detached garage, and plenty of room to enjoy outdoor living. Inside, you’ll find a bright and open kitchen with generous space for cooking, gathering, and creating memories. The cozy living area features a gas fireplace, adding instant warmth and character — perfect for quiet evenings or hosting family and friends. Natural light fills the rooms, creating an inviting atmosphere throughout. Step outside to your private back deck, ideal for morning coffee, summer barbecues, or simply unwinding after a long day. The large yard offers endless possibilities for gardening, play, or expansion. Whether you’re a first-time homeowner or looking for a great investment property, this home offers exceptional value and heart. Enjoy the peaceful feel of a small community while being just minutes from local parks, schools, and nearby conveniences.

9. 2026-03-17
   price $129,900 1094-char remark

   Show marketing remark (1094 chars)

   Discover the perfect blend of comfort, warmth, and small-town charm at 237 S 5th Street, located in the heart of the Village of Byesville. This delightful home sits on a spacious corner lot, welcoming you with inviting curb appeal, a detached garage, and plenty of room to enjoy outdoor living. Inside, you’ll find a bright and open kitchen with generous space for cooking, gathering, and creating memories. The cozy living area features a gas fireplace, adding instant warmth and character — perfect for quiet evenings or hosting family and friends. Natural light fills the rooms, creating an inviting atmosphere throughout. Step outside to your private back deck, ideal for morning coffee, summer barbecues, or simply unwinding after a long day. The large yard offers endless possibilities for gardening, play, or expansion. Whether you’re a first-time homeowner or looking for a great investment property, this home offers exceptional value and heart. Enjoy the peaceful feel of a small community while being just minutes from local parks, schools, and nearby conveniences.

10. 2026-02-24
    listed $139,900 Active 1094-char remark

    Show marketing remark (1094 chars)

    Discover the perfect blend of comfort, warmth, and small-town charm at 237 S 5th Street, located in the heart of the Village of Byesville. This delightful home sits on a spacious corner lot, welcoming you with inviting curb appeal, a detached garage, and plenty of room to enjoy outdoor living. Inside, you’ll find a bright and open kitchen with generous space for cooking, gathering, and creating memories. The cozy living area features a gas fireplace, adding instant warmth and character — perfect for quiet evenings or hosting family and friends. Natural light fills the rooms, creating an inviting atmosphere throughout. Step outside to your private back deck, ideal for morning coffee, summer barbecues, or simply unwinding after a long day. The large yard offers endless possibilities for gardening, play, or expansion. Whether you’re a first-time homeowner or looking for a great investment property, this home offers exceptional value and heart. Enjoy the peaceful feel of a small community while being just minutes from local parks, schools, and nearby conveniences.

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $972 · $81/mo
• Expected delta: +$432/yr (+$36/mo · 79.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,954
• − Mortgage interest: −$5,041
• − Property taxes: −$541
• − Insurance: −$450
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,618
• Taxable income: $3,071
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,632/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: Rolling Hills Local
• NCES district ID: 3904730
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $39,979
• Composite: 40.96/100
• National rank: #3602
• State rank: #463 of 656 in OH

Livability — Byesville

• Score: 67/100
• State rank: #632
• US rank: #11122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byesville, OH
• County: Guernsey · 34,843 people
• City population: 4,490
• Population (ZIP): 4,490
• Household income: $48,656
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 14.8

Population outlook (Guernsey County) Hauer SSP2

• Today (2025): 37,281 people
• By 2030: 35,900 · -3.7%
• By 2040: 32,861 · -11.9%
• By 2050: 29,700 · -20.3%
• By 2075: 22,199 · -40.5%
• By 2100: 15,192 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 5% Slovak 3% Iranian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Guernsey

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.7%
• 2008→2024 swing: -43.0pp toward R · 2008: -9.1pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.4 2016: R+42.6 2012: R+9.7 2008: R+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.19%
• Current HPI: 210.9015
• 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

-35.7% since first listed

5 events — show timeline

• 2026-05-07 Contingent — MLSNOW
• 2026-04-24 Price Changed $90,000 MLSNOW
• 2026-04-02 Price Changed $99,000 MLSNOW
• 2026-03-17 Price Changed $129,900 MLSNOW
• 2026-02-24 Listed $139,900 MLSNOW

Property tax history

+7.6%/yr

Latest (2025): $541 · +0.8% YoY. Source: county tax records.