9040 St Rt 243 · Burlington, OH 45680

$59,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 180 Days on market

Built 1990 0.95 ac lot $68/sqft · 52% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three-bedroom, one-bath single-family home in South Point is an incredible investor special and a blank slate for those seeking a value-add opportunity. Built in 1990, the property offers 950 sq. ft. of space, ready for a full-scale creative transformation! The interior awaits your complete design vision, from personalized flooring throughout to brand-new kitchen cabinets. This is a true handyman's special, priced to reflect the necessary cleanup and modernization.

Key facts

• 0.95 acre lot
• Built 1990
• Listed 180 days

Tags

• VALUE-ADD OPPORTUNITY
• BRAND-NEW KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#236 in OH, #3,727 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D+, employment D, schools F.
• Dawson-Bryant Local (suburban): math 44% / reading 50% proficiency, ranked #485 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $59k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.45% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (median comp): $123,091
• List price: $59,000
• Delta: -52.07%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $6,622
• Equity at exit: $8,797

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $26,664
• Equity at exit: $5,101

Cash invested: $16,520 (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 45680

• Home prices YoY: -9.1%
• Active inventory: 42
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $254

Break-even live

Break-even rent $535

Max offer price $59,000

Occupancy floor 65%

Sensitivity live

Price	-10% $287	-5% $270	+0% $254	+5% $237	+10% $220
Rent	-10% $186	-5% $220	+0% $254	+5% $288	+10% $321
Rate	-1.0pp $283	-0.5pp $269	base $254	+0.5pp $238	+1.0pp $223

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   pricedays on market $59,000 Active 180 DOM
2. 2026-06-02
   days on market $64,000 Active 179 DOM
3. 2026-06-01
   days on market $64,000 Active 178 DOM
4. 2026-05-31
   days on market $64,000 Active 177 DOM
5. 2026-05-08
   price $64,000 474-char remark

   Show marketing remark (474 chars)

   This three-bedroom, one-bath single-family home in South Point is an incredible investor special and a blank slate for those seeking a value-add opportunity. Built in 1990, the property offers 950 sq. ft. of space, ready for a full-scale creative transformation! The interior awaits your complete design vision, from personalized flooring throughout to brand-new kitchen cabinets. This is a true handyman's special, priced to reflect the necessary cleanup and modernization.

6. 2026-04-28
   price $79,000 474-char remark

   Show marketing remark (474 chars)

   This three-bedroom, one-bath single-family home in South Point is an incredible investor special and a blank slate for those seeking a value-add opportunity. Built in 1990, the property offers 950 sq. ft. of space, ready for a full-scale creative transformation! The interior awaits your complete design vision, from personalized flooring throughout to brand-new kitchen cabinets. This is a true handyman's special, priced to reflect the necessary cleanup and modernization.

7. 2026-01-27
   price $84,000 474-char remark

   Show marketing remark (474 chars)

   This three-bedroom, one-bath single-family home in South Point is an incredible investor special and a blank slate for those seeking a value-add opportunity. Built in 1990, the property offers 950 sq. ft. of space, ready for a full-scale creative transformation! The interior awaits your complete design vision, from personalized flooring throughout to brand-new kitchen cabinets. This is a true handyman's special, priced to reflect the necessary cleanup and modernization.

8. 2025-12-19
   price $89,000 474-char remark

   Show marketing remark (474 chars)

   This three-bedroom, one-bath single-family home in South Point is an incredible investor special and a blank slate for those seeking a value-add opportunity. Built in 1990, the property offers 950 sq. ft. of space, ready for a full-scale creative transformation! The interior awaits your complete design vision, from personalized flooring throughout to brand-new kitchen cabinets. This is a true handyman's special, priced to reflect the necessary cleanup and modernization.

9. 2025-12-05
   listed $99,000 Active 474-char remark

   Show marketing remark (474 chars)

   This three-bedroom, one-bath single-family home in South Point is an incredible investor special and a blank slate for those seeking a value-add opportunity. Built in 1990, the property offers 950 sq. ft. of space, ready for a full-scale creative transformation! The interior awaits your complete design vision, from personalized flooring throughout to brand-new kitchen cabinets. This is a true handyman's special, priced to reflect the necessary cleanup and modernization.

10. 2013-03-11
    soldstatus $35,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 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: $10,270
• − Mortgage interest: −$3,305
• − Property taxes: −$1,061
• − Insurance: −$295
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$1,716
• Taxable income: $2,250
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $2,505/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: Dawson-Bryant Local
• NCES district ID: 3904792
• Math proficiency: 44% ▼ -31.00%
• Reading proficiency: 50% ▼ -19.00%
• Median HH income: $45,537
• Composite: 39.85/100
• National rank: #3870
• State rank: #485 of 656 in OH

Livability — Burlington

• Score: 76/100
• State rank: #236
• US rank: #3727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 11,878
• Household income: $55,348
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.42%
• Current HPI: 173.8502
• 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

+82.9% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $64,000 Cincy MLS
• 2026-04-28 Price Changed $79,000 Cincy MLS
• 2026-01-27 Price Changed $84,000 Cincy MLS
• 2025-12-19 Price Changed $89,000 Cincy MLS
• 2025-12-05 Listed $99,000 Cincy MLS
• 2013-03-11 Sold (Public Records) $35,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,061 · +21.2% YoY. Source: county tax records.