13601 NE Reid Rd NW · Jeffersonville, OH 43128

$99,900

3 bd · 1.5 ba · 1,004 sqft · SingleFamily public records · 150 Days on market

Built 1973 0.73 ac lot

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Peaceful country living with beautiful views bordering Paint Creek! This 3-bedroom, 1.5-bath modular-style home offers the perfect blend of privacy, space, and potential. Enjoy plenty of room for gardening, hobby farming, and even chickens! The detached 2-car garage includes an attached bonus room--ideal for a mechanic, woodworker, workshop, studio, or extra storage space. Whether you're looking for a quiet place to call home, a mini homestead, or an investment opportunity with great rental potential, this property has so much to offer!

Key facts

• Rental potential
• Room for chickens
• Attached bonus room

Tags

• BORDERS PAINT CREEK
• AMPLE SPACE FOR GARDENING
• ROOM FOR CHICKENS
• DETACHED TWO-CAR GARAGE
• ATTACHED BONUS ROOM
• RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Detached garage with garage door opener; One garage space
• Utilities: Private sewer; Well water
• Home design: Single-family residence; One story; Built in 1970; No common walls
• Construction: Block foundation
• Exterior features: Patio; Shed(s) and outbuilding

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring; Carpet; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Propane heating; Window and wall cooling units
• Interior features: Crawl space basement; Approximately 1,004 living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.1% in Jeffersonville — 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 64/100 on livability (#768 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Miami Trace Local (rural): math 61% / reading 67% proficiency, ranked #235 of 656 in OH (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 30 active listings in the ZIP; 71 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fayette County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $100k implies a 138% gain — meaningful room to come down on a strong offer.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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?
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: 1.10% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.6

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,973
• Equity at exit: $14,895

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $14,421
• Equity at exit: $8,638

Cash invested: $27,972 (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 43128

• Home prices YoY: -5.7%
• Active inventory: 30
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $208

Break-even live

Break-even rent $836

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $264	-5% $236	+0% $208	+5% $179	+10% $151
Rent	-10% $121	-5% $164	+0% $208	+5% $251	+10% $294
Rate	-1.0pp $258	-0.5pp $233	base $208	+0.5pp $182	+1.0pp $155

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $99,900 Active 150 DOM
2. 2026-06-18
   days on market $99,900 Active 148 DOM
3. 2026-06-17
   days on market $99,900 Active 147 DOM
4. 2026-06-16
   days on market $99,900 Active 146 DOM
5. 2026-06-15
   days on market $99,900 Active 145 DOM
6. 2026-06-13
   days on market $99,900 Active 143 DOM
7. 2026-06-12
   statusdays on market $99,900 Active 142 DOM
8. 2026-06-09
   days on market $99,900 Contingent 139 DOM
9. 2026-06-08
   days on market $99,900 Contingent 138 DOM
10. 2026-06-08
    days on market $99,900 Contingent 137 DOM
11. 2026-06-07
    days on market $99,900 Contingent 136 DOM
12. 2026-06-04
    days on market $99,900 Contingent 133 DOM
13. 2026-06-02
    days on market $99,900 Contingent 132 DOM
14. 2026-06-01
    days on market $99,900 Contingent 131 DOM
15. 2026-05-31
    days on market $99,900 Contingent 130 DOM
16. 2026-05-31
    status $99,900 Contingent 129 DOM
17. 2026-05-16
    status Active
18. 2026-04-10
    historical Contingent
19. 2026-04-07
    price $99,900
20. 2026-01-21
    listed $110,000 Active
21. 2006-11-04
    historical
22. 2006-08-09
    listed $62,500
23. 1995-12-07
    soldstatus $42,000
24. 1991-04-08
    soldstatus $30,000

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,347 · $112/mo
• Expected delta: +$212/yr (+$18/mo · 18.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,178
• − Mortgage interest: −$5,596
• − Property taxes: −$1,135
• − Insurance: −$500
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,906
• Taxable income: $934
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,266/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: Miami Trace Local
• NCES district ID: 3910010
• Math proficiency: 61% ▼ -15.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $45,826
• Composite: 53.98/100
• National rank: #1398
• State rank: #235 of 656 in OH

Livability — Jeffersonville

• Score: 64/100
• State rank: #768
• US rank: #13928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fayette · 25,566 people
• Population (ZIP): 2,038
• Household income: $45,515
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 11.5

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 27,616 people
• By 2030: 26,760 · -3.1%
• By 2040: 24,789 · -10.2%
• By 2050: 22,550 · -18.3%
• By 2075: 16,893 · -38.8%
• By 2100: 11,246 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+55.1) · D 22.1% · R 77.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -23.1pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+51.5 2016: R+47.1 2012: R+22.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.67%
• Current HPI: 257.8161
• 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

+233.0% since first listed

8 events — show timeline

• 2026-05-16 Relisted — CBRMLS
• 2026-04-10 Contingent — CBRMLS
• 2026-04-07 Price Changed $99,900 CBRMLS
• 2026-01-21 Listed $110,000 CBRMLS
• 2006-11-04 Listing Removed — CBRMLS
• 2006-08-09 Listed $62,500 CBRMLS
• 1995-12-07 Sold (Public Records) $42,000 Public Records
• 1991-04-08 Sold (Public Records) $30,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,135 · -0.0% YoY. Source: county tax records.