807 Clement Ave · Belpre, OH 45714

$75,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 158 Days on market

Built 1984 0.28 ac lot $61/sqft · 55% below area ↓ 2% since listing

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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 +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this three-bedroom, one-bath home featuring a closed-in front porch and a newer metal roof. Situated on a very large, flat lot with two outbuildings, offering excellent storage or workspace. Located in the heart of Belpre Ohio and priced to sell. Ideal for buyers looking to update and add value. Schedule your showing today and explore the potential this property has to offer. Opportunities like this don't come often in this price range.

Key facts

• Two outbuildings
• Large flat lot
• Newer metal roof

Tags

• CLOSED-IN FRONT PORCH
• NEWER METAL ROOF
• LARGE FLAT LOT
• TWO OUTBUILDINGS
• EXCELLENT STORAGE
• WORKSPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 2.1% in Belpre — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#141 in OH, #2,191 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities D, commute F.
• Belpre City (suburban): math 41% / reading 55% proficiency, ranked #484 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -12% 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.14%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (median comp): $154,206
• List price: $75,000
• Delta: -51.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Franklin Ave	0.06mi	3/2.5	1,296 (+6%)	1mo	$184,500	$142	80
810 Leonard Ave	0.15mi	3/1.0	1,144 (-6%)	9mo	$155,000	$135	75
1009 Poplar St	0.12mi	3/1.0	1,360 (+12%)	5mo	$147,500	$108	71
719 Pomeroy Pike	0.16mi	3/2.0	1,144 (-6%)	11mo	$138,000	$121	69
617 Florence St	0.64mi	4/1.0 (+1)	1,200 (-2%)	0mo	$127,000	$106	62
1205 Poplar Ave	0.23mi	3/2.0	1,091 (-11%)	10mo	$184,000	$169	59
6 7th St	0.69mi	2/1.0 (-1)	1,284 (+5%)	0mo	$170,000	$132	54
967 Braun Rd	0.70mi	3/2.0	1,216 (-0%)	12mo	$180,000	$148	52
1104 4th St	0.45mi	2/2.0 (-1)	1,120 (-8%)	11mo	$185,000	$165	47
809 Florence St	0.61mi	2/1.0 (-1)	1,110 (-9%)	8mo	$123,000	$111	45
712 Florence St	0.64mi	3/1.0	1,065 (-13%)	7mo	$80,000	$75	43
1457 Patricia St	0.61mi	2/2.0 (-1)	1,120 (-8%)	8mo	$191,000	$171	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.39×
• Total profit: $8,099
• Equity at exit: $11,183

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $33,227
• Equity at exit: $6,485

Cash invested: $21,000 (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 45714

• Home prices YoY: -21.9%
• Active inventory: 44
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $317

Break-even live

Break-even rent $693

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $360	-5% $339	+0% $317	+5% $296	+10% $275
Rent	-10% $231	-5% $274	+0% $317	+5% $361	+10% $404
Rate	-1.0pp $355	-0.5pp $337	base $317	+0.5pp $298	+1.0pp $278

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Hill St Belpre, OH	2.0	1.0–1.5	756	$1,095	$1.45	45d	3	0.83mi

Listing history 16 events

1. 2026-06-19
   days on market $75,000 Active 158 DOM
2. 2026-06-18
   days on market $75,000 Active 157 DOM
3. 2026-06-17
   days on market $75,000 Active 156 DOM
4. 2026-06-16
   days on market $75,000 Active 155 DOM
5. 2026-06-15
   days on market $75,000 Active 154 DOM
6. 2026-06-14
   days on market $75,000 Active 152 DOM
7. 2026-06-12
   days on market $75,000 Active 151 DOM
8. 2026-06-09
   days on market $75,000 Active 148 DOM
9. 2026-06-08
   days on market $75,000 Active 147 DOM
10. 2026-06-07
    days on market $75,000 Active 146 DOM
11. 2026-06-02
    days on market $75,000 Active 141 DOM
12. 2026-06-01
    days on market $75,000 Active 140 DOM
13. 2026-05-31
    days on market $75,000 Active 139 DOM
14. 2026-05-30
    days on market $75,000 Active 138 DOM
15. 2026-03-22
    price $96,500 464-char remark

    Show marketing remark (464 chars)

    Opportunity awaits with this three-bedroom, one-bath home featuring a closed-in front porch and a newer metal roof. Situated on a very large, flat lot with two outbuildings, offering excellent storage or workspace. Located in the heart of Belpre Ohio and priced to sell. Ideal for buyers looking to update and add value. Schedule your showing today and explore the potential this property has to offer. Opportunities like this don't come often in this price range.

16. 2026-01-12
    listed $98,000 Active 464-char remark

    Show marketing remark (464 chars)

    Opportunity awaits with this three-bedroom, one-bath home featuring a closed-in front porch and a newer metal roof. Situated on a very large, flat lot with two outbuildings, offering excellent storage or workspace. Located in the heart of Belpre Ohio and priced to sell. Ideal for buyers looking to update and add value. Schedule your showing today and explore the potential this property has to offer. Opportunities like this don't come often in this price range.

ⓘ 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: $1,477 · $123/mo
• Projected year-2 tax: $1,477 · $123/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $13,140
• − Mortgage interest: −$4,201
• − Property taxes: −$1,477
• − Insurance: −$375
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,182
• Taxable income: $2,803
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,137/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: Belpre City
• NCES district ID: 3904361
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $37,537
• Composite: 39.88/100
• National rank: #3860
• State rank: #484 of 656 in OH

Livability — Belpre

• Score: 79/100
• State rank: #141
• US rank: #2191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belpre, OH
• County: Washington · 57,253 people
• Population (ZIP): 9,333
• Household income: $57,045
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 19.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.92%
• Current HPI: 199.601
• 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

-1.5% since first listed

2 events — show timeline

• 2026-03-22 Price Changed $96,500 MLSNOW
• 2026-01-12 Listed $98,000 MLSNOW

Property tax history

+16.5%/yr

Latest (2025): $1,477 · +187.9% YoY. Source: county tax records.