1000 W Main St #45 · West Jefferson, OH 43162

$39,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 46 Days on market

Built 1997 Fair condition 5.59 ac lot $40/sqft · 82% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS 2 BEDRROOM HOME HAS BEEN RENOVATED WITH BEAUTIFUL KITCHEN CABINETS AND GRANITE COUNTER TOPS. NEW LVP FLOORING IN KITCHEN AND LIVING ROOM. BOTH BATHROOMS HAVE BEEN UPDATED WITH NEW VANIETIES AND FLOORING. SHED IS A DREAM WITH BENCHES AND A/C. THIS HOME IS READY FOR A NEW OWNER. NEW FULLY APPLIANCED KITCHEN AND OPEN FLOORPLAN.

Key facts

• Open floor plan
• New carpet
• Laundry room

Tags

• OPEN FLOOR PLAN
• NEW LVP FLOORING
• NEW CARPET
• LAUNDRY ROOM
• WORK BENCHES
• ELECTRIC

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family home; One story; Built in 1997; No shared/common walls
• Construction: Agent-provided building area approximately 1,064; Built in 1997
• Exterior features: Other foundation

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Living area approximately 980

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $39k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $929 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.9% vs local median 3.5% in West Jefferson — 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 68/100 on livability (#558 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jefferson Local (town): math 55% / reading 54% proficiency, ranked #361 of 656 in OH (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Norwood Elementary School (math 73% / reading 65%, grade A-, #431 of 1,584 statewide, top 27%, 437 students, 42% FRL); West Jefferson Middle School (math 44% / reading 42%, grade D-, #489 of 654 statewide, top 75%, 254 students, 0% FRL); West Jefferson High School (math 37% / reading 62%, grade D, #390 of 781 statewide, top 54%, 296 students, 70% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 530 units permitted in Madison County in 2024 (120 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Madison County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $27k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.89% ✓
• Cap rate: 34.88%
• Cash-on-cash: 102.09%
• DSCR: 5.54
• GRM: 2.1

CMA / ARV

• ARV (median comp): $214,646
• List price: $39,000
• Delta: -81.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.84×
• Total profit: $52,870
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 12.20×
• Total profit: $122,319
• Equity at exit: $3,372

Cash invested: $10,920 (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 43162

• Home prices YoY: -27.1%
• Active inventory: 25
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $929

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 34%

Sensitivity live

Price	-10% $956	-5% $942	+0% $929	+5% $916	+10% $902
Rent	-10% $809	-5% $869	+0% $929	+5% $989	+10% $1,049
Rate	-1.0pp $949	-0.5pp $939	base $929	+0.5pp $919	+1.0pp $909

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Lincoln St West Jefferson, OH	2.0	1.0	804	$1,050	$1.31	22d	1	1.22mi

Listing history 20 events

1. 2026-06-21
   days on market $39,000 Active 46 DOM
2. 2026-06-18
   days on market $39,000 Active 43 DOM
3. 2026-06-17
   days on market $39,000 Active 42 DOM
4. 2026-06-16
   days on market $39,000 Active 41 DOM
5. 2026-06-16
   status $39,000 Active 40 DOM
6. 2026-06-15
   days on market $39,000 Contingent 40 DOM
7. 2026-06-13
   days on market $39,000 Contingent 38 DOM
8. 2026-06-13
   days on market $39,000 Contingent 37 DOM
9. 2026-06-09
   days on market $39,000 Contingent 34 DOM
10. 2026-06-08
    days on market $39,000 Contingent 33 DOM
11. 2026-06-07
    days on market $39,000 Contingent 32 DOM
12. 2026-06-05
    days on market $39,000 Contingent 29 DOM
13. 2026-06-03
    days on market $39,000 Contingent 28 DOM
14. 2026-06-02
    days on market $39,000 Contingent 27 DOM
15. 2026-06-01
    days on market $39,000 Contingent 26 DOM
16. 2026-05-31
    days on market $39,000 Contingent 25 DOM
17. 2026-05-06
    listed $39,000 Active 381-char remark
18. 2021-08-23
    soldstatus $27,000 Closed 331-char remark

    Show marketing remark (331 chars)

    THIS 2 BEDRROOM HOME HAS BEEN RENOVATED WITH BEAUTIFUL KITCHEN CABINETS AND GRANITE COUNTER TOPS. NEW LVP FLOORING IN KITCHEN AND LIVING ROOM. BOTH BATHROOMS HAVE BEEN UPDATED WITH NEW VANIETIES AND FLOORING. SHED IS A DREAM WITH BENCHES AND A/C. THIS HOME IS READY FOR A NEW OWNER. NEW FULLY APPLIANCED KITCHEN AND OPEN FLOORPLAN.

19. 2021-08-20
    status Pending 331-char remark

    Show marketing remark (331 chars)

    THIS 2 BEDRROOM HOME HAS BEEN RENOVATED WITH BEAUTIFUL KITCHEN CABINETS AND GRANITE COUNTER TOPS. NEW LVP FLOORING IN KITCHEN AND LIVING ROOM. BOTH BATHROOMS HAVE BEEN UPDATED WITH NEW VANIETIES AND FLOORING. SHED IS A DREAM WITH BENCHES AND A/C. THIS HOME IS READY FOR A NEW OWNER. NEW FULLY APPLIANCED KITCHEN AND OPEN FLOORPLAN.

20. 2021-08-13
    listed $26,000 Active 331-char remark

    Show marketing remark (331 chars)

    THIS 2 BEDRROOM HOME HAS BEEN RENOVATED WITH BEAUTIFUL KITCHEN CABINETS AND GRANITE COUNTER TOPS. NEW LVP FLOORING IN KITCHEN AND LIVING ROOM. BOTH BATHROOMS HAVE BEEN UPDATED WITH NEW VANIETIES AND FLOORING. SHED IS A DREAM WITH BENCHES AND A/C. THIS HOME IS READY FOR A NEW OWNER. NEW FULLY APPLIANCED KITCHEN AND OPEN FLOORPLAN.

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,205
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$1,135
• Taxable income: $11,193
• Est. tax owed @ 24.0%: −$2,686
• After-tax cash flow: $8,461/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 · 9 photos

Fair 45/100 Moderate rehab

A moderately rehabbed mobile home with good interior and exterior conditions, but some minor repairs and maintenance needed. Paint and flooring updates would significantly increase its value.

Repairs flagged

• Minor Deck — Slight wear
• Minor Siding — Slight wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Replace countertops — Modernizes kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Slight wear	Minor	$500–3,000
Siding · Slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Replace countertops — Modernizes kitchen and adds value ↑

ⓘ 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: Jefferson Local
• NCES district ID: 3904825
• Math proficiency: 55% ▼ -20.00%
• Reading proficiency: 54% ▼ -8.00%
• Median HH income: $56,405
• Composite: 47.14/100
• National rank: #2326
• State rank: #361 of 656 in OH

Livability — West Jefferson

• Score: 68/100
• State rank: #558
• US rank: #9519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 6,896 people
• City population: 6,896
• Metro: Columbus, OH
• Population (ZIP): 6,896
• Household income: $76,250
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 53.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 46,050 people
• By 2030: 46,826 · +1.7%
• By 2040: 47,941 · +4.1%
• By 2050: 47,919 · +4.1%
• By 2075: 46,160 · +0.2%
• By 2100: 38,584 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Slovak 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.3% · Other 1.1%
• 2008→2024 swing: -20.3pp toward R · 2008: -23.4pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+41.0 2016: R+39.7 2012: R+20.4 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.47%
• Current HPI: 264.9361
• Rent YoY: —
• Metro: Columbus, OH
• 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

+50.0% since first listed

6 events — show timeline

• 2026-06-15 Relisted — CBRMLS
• 2026-05-29 Contingent — CBRMLS
• 2026-05-06 Listed $39,000 CBRMLS
• 2021-08-23 Sold (MLS) $27,000 CBRMLS
• 2021-08-20 Pending — CBRMLS
• 2021-08-13 Listed $26,000 CBRMLS