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Single Family ResidenceResidential
$76,156$45 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 61How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026

35052 TOWNSHIP ROAD 447

RUTLAND, OH 45775
2
Beds
1
Baths
1,686 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1 ac
Lot SizeThe size of the land the home sits on, from county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
5
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$76K
$46K low$106K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$566 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$18,140 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$4,620
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$13,520
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$16,920
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$51,810

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.40
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
18
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
77
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
88
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
16
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyMeigs
Lot (acres)The size of the land the home sits on, from county records.1.00
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Metal
HeatingThe type of heating system in the home.None
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Mixed
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Shed · 240 ft²Porch · 514 ft²

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Meigs Primary School
Elementary · Grades PK–2 · 3.0 mi
H
Meigs High SchoolD
High · Grades 9–12 · 7.5 mi
M
Meigs Middle SchoolD
Middle · Grades 6–8 · 7.7 mi

District: Meigs Local School District

Neighborhood · ZIP 45775These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.93
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.141
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.37

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.89%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.12%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.20%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.1,525
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.44 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$41,340
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$72,471
Average tempThe average temperature here across a full year.53°F
Annual precipHow much rain and melted snow falls here in a typical year.41 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.51%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

35052 Township Road 447 measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Costs less per square foot than 82% of homes in Meigs County
  • Bigger than 79% of homes in Rutland 45775

What homes are worth in Rutland 45775

Each bar is how many homes fall in that price range. The marker is this home.

This home
$18K$349K

This home is worth more than 48% of homes in Rutland 45775.

How it measures up in Rutland 45775

The dot is this home. The mark in the middle is the typical home in Rutland 45775.

Estimated value$76,156
CheaperTypical $79,923Pricier

Pricier than 48% of homes nearby

Price per ft²$45
CheaperTypical $76Pricier

Pricier than 21% of homes nearby

Living area1,686 ft²
SmallerTypical 1,248 ft²Bigger

Bigger than 79% of homes nearby

Lot size1 ac
SmallerTypical 1.03 acBigger

Bigger than 49% of homes nearby

How 35052 Township Road 447 ranks against every home in each area.
MeasureThis homeRutland 45775Meigs County
Estimated valuepricier than$76,15648% of homes44% of homes
Price per ft²pricier than$4521% of homes18% of homes
Living areabigger than1,686 ft²79% of homes78% of homes
Lot sizebigger than1 ac49% of homes53% of homes

About 35052 Township Road 447

How much is 35052 Township Road 447, Rutland, OH worth?

The TopHap Estimate for 35052 Township Road 447, Rutland, OH is $76,156 as of Oct 21, 2026. The likely range is $46,139 to $106,173. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 35052 Township Road 447, Rutland, OH?

35052 Township Road 447, Rutland, OH has 2 bedrooms, 1 bathrooms, 1,686 square feet of living space and a 1.00-acre lot.

What schools serve 35052 Township Road 447, Rutland, OH?

35052 Township Road 447, Rutland, OH is assigned to Meigs Primary School (elementary); Meigs High School (high), rated D; Meigs Middle School (middle), rated D. All sit in Meigs Local School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 35052 Township Road 447, Rutland, OH compare to other homes in Rutland 45775?

Among the 660 homes in Rutland 45775, it is worth more than 48% of them ($76,156 against a typical $79,923), its price per square foot is higher than 21% of them ($45 against a typical $76), it is bigger than 79% of them (1,686 ft² against a typical 1,248 ft²) and its lot is bigger than 49% of them (1 ac against a typical 1.03 ac). Measured against all of Meigs County, it is worth more than 44% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 35052 Township Road 447, Rutland, OH?

The 2025 property tax bill for 35052 Township Road 447, Rutland, OH was $566. The county assessed it at $18,140.

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