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    6559 Poston Rd Athens, OH 45701

    View on Map
    Sponsored
    For Sale
    $787,499

    Multi-Unit (2-4) - Athens, OH

    Property size:
    2,407 SF
    Lot size:
    70.00 Acres
    Days on Market:
    10
    Last Refresh:
    Mar 14 at 10:06 am

    Property Features for 6559 Poston Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Living Room
    Bedrooms
    3
    Bathrooms
    3
    Parking features
    Garage
    Appliances
    Dishwasher, Refrigerator, Washer
    Size
    2,407 SF
    Lot size
    70.00 Acres

    Utilities

    Heating system
    Heat Pump (Heating), Wood (Heating), Wood Stove
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Floors in Building
    2
    Flooring type
    Hardwood
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Brian Whitt

    Arrowhead Land Company (833) 873-2452

    Listing agent Brian Whitt (937) 545-7764

    Listing date Mar 4, 2026

    MLS# 11502869 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Secluded Athens County Multi-Dwelling Farm

    Located in Athens County, Ohio, this 70 +/- acre property features a two-story home, an additional dwelling unit (ADU), a barn, and a two-car garage, along with a stocked pond. The main two-story home includes natural wood trim, painted walls, natural lighting, a large kitchen, a spacious living room, two bedrooms, two full baths, a laundry room, and a screened-in back porch. The kitchen is equipped with a dishwasher, stove/oven, and refrigerator. A wood burner and heat pump provide HVAC. The newer ADU, situated to the east of the main house, is solar powered and includes a large kitchen/dining area, living room, a full bath, one bedroom, a walk-in closet, storage, an open ceiling, and a wood burner. A mini-split system provides HVAC, and there is a porch with views of the pond and woods. The property also features a 34' x 38' (approx) barn with water and electric, heavy-duty wood flooring, stalls, and tack/storage rooms. Raised garden beds, fruit trees, and open areas suitable for gardening or livestock are located near the barn. Fenced areas are present. Each home has its own septic system and shares a well. A 24' x 26' (approx) garage includes a second-level loft with an outside entrance and a water supply. A new poured foundation is present for potential additional construction. The woods on the property contain mature timber and trails, with deer and turkey. The topography is gentle to rolling. The property is located 15 +/- minutes from Ohio University (Athens), 45 +/- minutes to Hocking Hills, 70 +/- minutes to Zanesville, and 90 +/- minutes to Columbus, near The Plains and St. Rt. 33, and convenient to Wayne National Forest. The property is suited for a family or investor. The ADU is an excellent opportunity for full-time living or use as an Airbnb. All Sellers' mineral, oil, and gas rights convey.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Athens
    County
    Athens
    State
    Ohio
    Longitude
    -82.16585
    Latitude
    39.37873

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    FAQs

    What type of property is this?
    Farm - 70-acre farm with two homes, barn, and garage near Athens.
    Where is this farm located?
    The property is located at 6559 Poston Rd Athens, OH.
    What is the asking price?
    The asking price for this property is $787,499.
    What are key features of this property?
    This property features: - 70 +/- acres with mature timber, trails, and abundant wildlife.; - Main house and separate, modern, solar-powered ADU suitable for rental income or extended family.; - Large barn (34' x 38') with water, electric, heavy-duty wood flooring, stalls, and tack/storage rooms.
    (833) 873-2452
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    6559 Poston Rd Athens, OH 45701
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    Athens, OH 45701
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    6559 Poston Rd Athens, OH 45701
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    We can help!
    Listing Contact
    Brian Whitt
    Real Estate License ID: 2021008878
    (833) 873-2452 (937) 545-7764
    Learn more
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