25081 State Route 93 · Oak Hill, OH 45656

$1

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 146 Days on market

Built 1948 5.91 ac lot

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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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Appreciation +4.5/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

this property is available at www. auction.com . . bidding begins 2-1-26 . . house had updates prior to sale in 2020 . . mostly wooded hillside acres near wayne forest state park . . auction 2-8-26 to 2-10-26 / 2-15-26 to 2-17-26 / 2-22-26 to 2-24-26

Key facts

• 5.91 acre lot
• Built 1948
• Listed 146 days

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $149,801 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 67/100 on livability (#602 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Oak Hill Union Local (rural): math 56% / reading 56% proficiency, ranked #374 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oak Hill Elementary (math 72% / reading 67%, grade A-, #391 of 1,584 statewide, top 27%, 603 students, 0% FRL); Oak Hill Middle/High School (math 47% / reading 49%, grade D, #429 of 781 statewide, top 55%, 537 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 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 (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k 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.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 224701.7% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

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. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $149,801
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.58×
• Total profit: $-17,797
• Equity at exit: $36,594

10-year hold

• IRR: -3.0%
• Equity multiple: 0.72×
• Total profit: $-11,743
• Equity at exit: $38,797

Cash invested: $41,944 (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 45656

• Home prices YoY: -0.6%
• Active inventory: 12

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,247/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-109

Break-even live

Break-even rent $1,310

Max offer price $134,027

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-57	+0% $-109	+5% $-161	+10% $-213
Rent	-10% $-202	-5% $-155	+0% $-109	+5% $-63	+10% $-16
Rate	-1.0pp $-34	-0.5pp $-71	base $-109	+0.5pp $-148	+1.0pp $-187

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: $37,450
• Closing costs: $4,494
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $1 Pending 146 DOM
2. 2026-06-15
   days on market $1 Active 146 DOM
3. 2026-06-13
   days on market $1 Active 144 DOM
4. 2026-06-12
   days on market $1 Active 143 DOM
5. 2026-06-09
   days on market $1 Active 140 DOM
6. 2026-06-08
   days on market $1 Active 139 DOM
7. 2026-06-08
   days on market $1 Active 138 DOM
8. 2026-06-07
   days on market $1 Active 137 DOM
9. 2026-06-04
   days on market $1 Active 134 DOM
10. 2026-06-02
    days on market $1 Active 133 DOM
11. 2026-06-01
    days on market $1 Active 132 DOM
12. 2026-05-31
    days on market $1 Active 131 DOM
13. 2026-04-02
    soldstatus $47,334
14. 2026-01-20
    listed $1 Active 250-char remark

    Show marketing remark (250 chars)

    this property is available at www. auction.com . . bidding begins 2-1-26 . . house had updates prior to sale in 2020 . . mostly wooded hillside acres near wayne forest state park . . auction 2-8-26 to 2-10-26 / 2-15-26 to 2-17-26 / 2-22-26 to 2-24-26

15. 2020-10-08
    soldstatus $87,000
16. 2010-12-14
    soldstatus $13,000

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 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: $14,069
• − Mortgage interest: −$8,391
• − Property taxes: −$2,247
• − Insurance: −$749
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$4,358
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $-366/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: Oak Hill Union Local
• NCES district ID: 3904776
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $38,700
• Composite: 46.68/100
• National rank: #2403
• State rank: #374 of 656 in OH

Livability — Oak Hill

• Score: 67/100
• State rank: #602
• US rank: #10295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson · 32,540 people
• Population (ZIP): 6,812
• Household income: $57,846
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 2.3

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Polish 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▼ -0.94%
• Current HPI: 154.7956
• 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

+264.1% since first listed

4 events — show timeline

• 2026-04-02 Sold (Public Records) $47,334 Public Records
• 2026-01-20 Listed $1 SVAR
• 2020-10-08 Sold (Public Records) $87,000 Public Records
• 2010-12-14 Sold (Public Records) $13,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $605 · +0.0% YoY. Source: county tax records.