5946 Churn Creek Rd · Rome (Stout), OH 45684

$129,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily · 69 Days on market

Built 2012 Poor condition 1.49 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 +17.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Tucked into the hills of Adams County, this 1.4-acre property offers something that's getting harder to find a foothold in one of southern Ohio's most sought-after areas for outdoor recreation and deer hunting. This is an opportunity to own a piece of Adams County at a low price, but with a bit of elbow grease. The property includes two livable structures: a 3-bedroom, 1-bath home and a 2-bedroom, 1-bath single-wide trailer. Additional outbuildings are on site. The land itself is the draw private, and well-positioned in a region known for exceptional whitetail hunting and wildlife. This one needs work. There is cleanup and renovation required, and the price reflects that reality. For the

Key facts

• 1.49 acre lot
• Built 2012
• Listed 69 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Utilities: Public water; Septic tank sewer; Propane gas
• Home design: Single family home; One level; Accessory dwelling unit (ADU) present; Other architectural style
• Construction: Wood siding; Other foundation
• Exterior features: Metal roof; Vinyl windows

Interior

• Kitchen: Kitchen (15 x 10)
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (15 x 10); Bedroom 2 on level 1 (9 x 9); Bedroom 3 on level 1 (9 x 9)
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Gas heating; Wood heating; Window air conditioning unit; Electric water heating
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $127k (1.9% below list).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Adams County Ohio Valley Local (rural): math 48% / reading 51% 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: 3 active listings in the ZIP; 42 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($898 loan paydown + $5k appreciation (3.6% local appreciation)).
• Adams County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $900,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7583 Blue Creek Rd	0.69mi	3/2.0	1,320 (-8%)	2mo	$825,000	$625	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.73×
• Total profit: $26,638
• Equity at exit: $62,661

10-year hold

• IRR: 14.1%
• Equity multiple: 3.21×
• Total profit: $80,271
• Equity at exit: $100,014

Cash invested: $36,372 (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 45684

• Home prices YoY: 1.9%
• Active inventory: 3
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $109

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 69 DOM
2. 2026-06-17
   days on market $129,900 Active 68 DOM
3. 2026-06-16
   days on market $129,900 Active 67 DOM
4. 2026-06-15
   days on market $129,900 Active 66 DOM
5. 2026-06-13
   days on market $129,900 Active 64 DOM
6. 2026-06-12
   days on market $129,900 Active 63 DOM
7. 2026-06-09
   days on market $129,900 Active 60 DOM
8. 2026-06-08
   days on market $129,900 Active 59 DOM
9. 2026-06-07
   days on market $129,900 Active 58 DOM
10. 2026-06-05
    days on market $129,900 Active 56 DOM
11. 2026-06-04
    days on market $129,900 Active 54 DOM
12. 2026-06-02
    days on market $129,900 Active 53 DOM
13. 2026-06-01
    days on market $129,900 Active 52 DOM
14. 2026-05-31
    days on market $129,900 Active 51 DOM
15. 2026-04-10
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,299
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,779
• Taxable loss: −$802
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,506/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and maintenance to become move-in ready. Significant repairs and updates are needed to improve its condition and increase its value.

Repairs flagged

• Major kitchen appliances — need replacement
• Major bathroom fixtures — need replacement
• Major roof repair — visible damage
• Major exterior structures — dilapidated
• Major flooring — worn
• Major paint — peeling
• Major HVAC — outdated and likely inefficient

Value-add opportunities

• Both exterior renovation — enhances curb appeal and value
• Both interior renovation — updates the home's appearance and functionality
• Both HVAC upgrade — improves comfort and energy efficiency
• Both landscaping and curb appeal — enhances the property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · need replacement	Major	$15,000–50,000
bathroom fixtures · need replacement	Major	$15,000–50,000
roof repair · visible damage	Major	$15,000–50,000
exterior structures · dilapidated	Major	$15,000–50,000
flooring · worn	Major	$15,000–50,000
paint · peeling	Major	$15,000–50,000
HVAC · outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior renovation — enhances curb appeal and value ↑
• Both interior renovation — updates the home's appearance and functionality ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — enhances the property's visual appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Adams County Ohio Valley Local
• NCES district ID: 3906190
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $35,314
• Composite: 40.96/100
• National rank: #3603
• State rank: #463 of 656 in OH

Livability — Rome (Stout)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Adams · 32,832 people
• Population (ZIP): 1,577
• Household income: $52,000
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 1.1

Population outlook (Adams County) Hauer SSP2

• Today (2025): 26,467 people
• By 2030: 25,354 · -4.2%
• By 2040: 22,951 · -13.3%
• By 2050: 20,394 · -22.9%
• By 2075: 14,824 · -44.0%
• By 2100: 9,909 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 3% Lithuanian 2% Serbian 2%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+65.7) · D 16.9% · R 82.6%
• 2008→2024 swing: -41.6pp toward R · 2008: -24.1pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.5 2016: R+55.6 2012: R+26.3 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.58%
• Current HPI: 190.4123
• 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

1 event — show timeline

• 2026-04-10 Listed $129,900 Cincy MLS