141 Gunthrie St · Cheshire, OH 25550

$249,500

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 15 Days on market

Built 2000 Est $307k · 19% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks

WELCOME TO THIS NICE RANCH HOME FEATURING FRESHLY REDOMELED BATHROOMS IN 2025/2026 AND AN UPDATED KITCHEN! SITUATED IN THE DESIRABLE PT PLEASANT SUBDIVISION MEADOWLAND ESTATES, THE 3BED/2BATH HOME FEATURES A GREAT ROOM TYPE LAYOUT OPENING INTO A NICELY UPDATED KITCHEN WITH BEAUTIFUL GRANITE COUNTEROPS, CUSTOM CABINETRY, SS APPLIANCES AND A CENTER ISLAND. YOU’LL FIND GORGEOUS 3/4-INCH HARDWOOD FLOORING IN THE MAIN LIVING AREAS AND FRESH PAINT THROUGHOUT MOST OF THE HOME. JUST OFF THE FRONT ENTRY, A VERSATILE FLEX RM WITH A BARNWOOD ACCENT WALL CAN EASILY SERVE AS A FORMAL DINING RM, HOME OFFC, OR MORE LIVING SPACE. THE LAUNDRY AREA IS ACCESSED THROUGH A CUSTOM SLIDING BARN-STYLE DOOR

Key facts

• Versatile flex room
• Updated kitchen
• 2 garage spots

Tags

• FRESHLY REMODELED BATHROOMS
• UPDATED KITCHEN
• GREAT ROOM TYPE LAYOUT
• GORGEOUS HARDWOOD FLOORING
• VERSATILE FLEX ROOM
• CUSTOM SLIDING BARN-STYLE DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (31.1% below list).
• Recommended offer: $172k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#980 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime D+, amenities F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pt. Pleasant Primary (351 students, 0% FRL); Point Pleasant Junior/Senior High School (math 13% / reading 35%, grade F, #95 of 110 statewide, top 86%, 1,107 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Mason County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $250k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,813 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $307,328
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Hawthorne Ln	0.23mi	3/2.0	1,474 (-6%)	0mo	$353,760	$240	79
585 Camp Conley Rd	0.48mi	3/2.0	1,493 (-5%)	24mo	$262,370	$176	50
116 Milton Rd	0.46mi	3/2.0	1,402 (-11%)	23mo	$275,000	$196	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $126,109
• Equity at exit: $224,769

10-year hold

• IRR: 20.1%
• Equity multiple: 6.42×
• Total profit: $378,763
• Equity at exit: $484,724

Cash invested: $69,860 (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 25550

• Home prices YoY: 6.7%
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$1,308
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-152

Break-even live

Break-even rent $1,910

Max offer price $222,682

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-81	+0% $-152	+5% $-222	+10% $-293
Rent	-10% $-288	-5% $-220	+0% $-152	+5% $-84	+10% $-16
Rate	-1.0pp $-26	-0.5pp $-88	base $-152	+0.5pp $-216	+1.0pp $-282

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   price $249,500
3. 2026-04-13
   listed $254,900 Active
4. 2000-11-02
   soldstatus $120,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $2,527 · $211/mo
• Expected delta: +$1,365/yr (+$114/mo · 117.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $20,618
• − Mortgage interest: −$13,976
• − Property taxes: −$1,161
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$7,258
• Taxable loss: −$6,324
• Est. tax savings @ 24.0%: +$1,518
• After-tax cash flow: $-304/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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — Cheshire

• Score: 60/100
• State rank: #980
• US rank: #19084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason
• Population (ZIP): 8,925
• Household income: $49,940
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 10.6

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.63%
• Current HPI: 185.6226
• 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

+107.9% since first listed

4 events — show timeline

• 2026-04-28 Pending — KVBOR
• 2026-04-22 Price Changed $249,500 KVBOR
• 2026-04-13 Listed $254,900 KVBOR
• 2000-11-02 Sold (Public Records) $120,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,161 · +19.2% YoY. Source: county tax records.