19445 State Route 550 · Amesville, OH 45711

$89,449

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 1 Days on market

Built 1995

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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 +26.0/30.0
• Appreciation +8.9/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a great opportunity to own a beautiful country property! This 2-acre farmhouse offers tons of potential and features a large pole barn, an additional barn, a mother-in-law suite, and an old barn full of character. With a little TLC, this property could truly shine. Priced to sell & acirc; & euro; & rdquo; this one won & acirc; & euro; & trade; t last long! If you want, I can make a shorter version for Zillow/ Facebook or add details like location, bedrooms, or features to make it even stronger.

Key facts

• Mother-in-law suite
• Large pole barn
• Additional barn

Tags

• LARGE POLE BARN
• ADDITIONAL BARN
• MOTHER-IN-LAW SUITE
• OLD BARN FULL OF CHARACTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 66/100 on livability (#659 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Federal Hocking Local (rural): math 31% / reading 43% proficiency, ranked #552 of 656 in OH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($619 loan paydown + $7k appreciation (7.7% local appreciation)).
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,449

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.83×
• Total profit: $45,943
• Equity at exit: $66,256

10-year hold

• IRR: 23.2%
• Equity multiple: 6.01×
• Total profit: $125,465
• Equity at exit: $129,928

Cash invested: $25,046 (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 45711

• Home prices YoY: 4.2%
• Active inventory: 7
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $167

Break-even live

Break-even rent $855

Max offer price $89,449

Occupancy floor 79%

Sensitivity live

Price	-10% $218	-5% $192	+0% $167	+5% $142	+10% $116
Rent	-10% $83	-5% $125	+0% $167	+5% $209	+10% $251
Rate	-1.0pp $212	-0.5pp $190	base $167	+0.5pp $144	+1.0pp $120

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: $22,362
• Closing costs: $2,683
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 1999-05-13
   soldstatus $66,000
2. 1994-06-28
   soldstatus $29,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$17/yr (+$1/mo · 1.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,797
• − Mortgage interest: −$5,011
• − Property taxes: −$1,361
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,602
• Taxable income: $661
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $1,846/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: Federal Hocking Local
• NCES district ID: 3904591
• Math proficiency: 31% ▼ -26.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $42,037
• Composite: 31.2/100
• National rank: #6042
• State rank: #552 of 656 in OH

Livability — Amesville

• Score: 66/100
• State rank: #659
• US rank: #11649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Athens · 60,466 people
• Population (ZIP): 1,039
• Household income: $67,018
• Rent vs Own: 6.7% rent · 93.3% own
• Severe rent burden: 4.3

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 7% Lithuanian 4% Danish 1%
• Languages at home: 88% English-only · German/W. Germanic 12%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.72%
• Current HPI: 189.1561
• 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

+127.6% since first listed

2 events — show timeline

• 1999-05-13 Sold (Public Records) $66,000 Public Records
• 1994-06-28 Sold (Public Records) $29,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,361 · +3.5% YoY. Source: county tax records.