Carson Plan · Belmont, OH 43718

$208,965

3 bd · 1.0 ba · 1,088 sqft · SingleFamily · 953 Days on market

Excellent condition

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

Key facts

• 2 garage spots
• Listed 952 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $13 ($161/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (11.7% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#597 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime C-, amenities F, commute F.
• Union Local (rural): math 39% / reading 60% proficiency, ranked #450 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 953 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,889 (12.0% below list)

Questions for the listing agent

1. It's been on market 953 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-32,977
• Equity at exit: $31,157

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-27,501
• Equity at exit: $18,067

Cash invested: $58,510 (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 43718

• Home prices YoY: -17.3%
• Active inventory: 67
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,134/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $13

Break-even live

Break-even rent $1,828

Max offer price $208,965

Occupancy floor 94%

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: $52,241
• Closing costs: $6,269
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41670 National Rd Unit B16 Belmont, OH	2.0	1.0	950	$1,845	$1.94	43d	1	0.65mi

Listing history 23 events

1. 2026-06-18
   days on market $208,965 Active 953 DOM
2. 2026-06-17
   days on market $208,965 Active 952 DOM
3. 2026-06-16
   days on market $208,965 Active 951 DOM
4. 2026-06-15
   days on market $208,965 Active 950 DOM
5. 2026-06-13
   days on market $208,965 Active 948 DOM
6. 2026-06-12
   days on market $208,965 Active 947 DOM
7. 2026-06-09
   days on market $208,965 Active 944 DOM
8. 2026-06-08
   days on market $208,965 Active 943 DOM
9. 2026-06-08
   days on market $208,965 Active 942 DOM
10. 2026-06-07
    days on market $208,965 Active 941 DOM
11. 2026-06-04
    days on market $208,965 Active 938 DOM
12. 2026-06-02
    days on market $208,965 Active 937 DOM
13. 2026-06-01
    days on market $208,965 Active 936 DOM
14. 2026-05-31
    days on market $208,965 Active 935 DOM
15. 2026-05-02
    price $208,965 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

16. 2025-12-16
    price $206,650 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

17. 2025-03-26
    price $204,450 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

18. 2025-03-21
    price $203,450 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

19. 2025-03-18
    price $204,450 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

20. 2024-11-02
    price $203,450 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

21. 2024-08-14
    price $200,950 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

22. 2024-02-27
    price $199,950 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

23. 2023-11-08
    listed $198,930 Active 809-char remark

    Show marketing remark (809 chars)

    TO-BE-BUILT CUSTOM HOMES ON YOUR LAND. HOMES ARE NOT PREBUILT. PRICING REFLECTS THE TO-BE-BUILT HOME ONLY, AND DOES NOT INCLUDE LAND OR LAND IMPROVEMENTS. We can build a custom home on your lot in most counties in Ohio and many counties in Pennsylvania, Michigan, West Virginia. We do not sell land, but please contact us if you are looking to acquire land for a custom home. The Carson has just what you need when you don't need a lot of square footage. And the flexible plan is a blank canvas, ready to customize for how you live. For instance, the third bedroom can be reconfigured to become a den. Move a wall, enlarge a window, add a fireplace … experiment with our interactive floor plan tool to explore some of the possibilities. By the way, the possibility of you loving this home is excellent.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $22,140
• − Mortgage interest: −$11,705
• − Property taxes: −$3,134
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$6,079
• Taxable loss: −$3,366
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $969/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.

Condition & rehab AI · 5 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Interior updates — Updating the interior can make the home more appealing and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates — Updating the interior can make the home more appealing and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Union Local
• NCES district ID: 3904601
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,288
• Composite: 41.74/100
• National rank: #3402
• State rank: #450 of 656 in OH

Livability — Belmont

• Score: 67/100
• State rank: #597
• US rank: #10218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 2,810
• Household income: $74,719
• Rent vs Own: 12.4% rent · 87.6% own

Population outlook (Belmont County) Hauer SSP2

• Today (2025): 66,568 people
• By 2030: 64,818 · -2.6%
• By 2040: 60,702 · -8.8%
• By 2050: 56,427 · -15.2%
• By 2075: 46,222 · -30.6%
• By 2100: 34,611 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 6% Slovak 2% Serbian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Belmont

• 2024 margin: Solid R (+47.3) · D 26.0% · R 73.3%
• 2008→2024 swing: -50.0pp toward R · 2008: 2.7pp · 2024: -47.3pp
• All cycles: 2024: R+47.3 2020: R+43.6 2016: R+39.5 2012: R+8.4 2008: D+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.55%
• Current HPI: 193.7508
• 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

+5.0% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $208,965 Zillow
• 2025-12-16 Price Changed $206,650 Zillow
• 2025-03-26 Price Changed $204,450 Zillow
• 2025-03-21 Price Changed $203,450 Zillow
• 2025-03-18 Price Changed $204,450 Zillow
• 2024-11-02 Price Changed $203,450 Zillow
• 2024-08-14 Price Changed $200,950 Zillow
• 2024-02-27 Price Changed $199,950 Zillow
• 2023-11-08 Listed $198,930 Zillow