3939-3941 Highland Ave · Shadyside, OH 43947

$170,000

4 bd · 2.0 ba · 1,782 sqft · MultiFamily public records · 60 Days on market

Built 1950 0.33 ac lot $95/sqft · 113% above area

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Handyman Special! Priced to Sell! Great neighborhood! Lots of Possibilities! Always rented!

Key facts

• Hardwood flooring
• Separate utilities
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• TILE FLOORING
• HARDWOOD FLOORING
• WOOD CABINETRY
• SEPARATE UTILITIES
• WASHER AND DRYER HOOK-UPS

Property features AI

Finance

• Other: One building on the lot; Above-grade finished area reported from public records
• Financial info: Multifamily property with 2 units (one main-level 2-bed/1-bath and one upstairs 2-bed/1-bath); one unit is currently leased
• HOA & community: No HOA information provided

Exterior

• Parking: Has garage with 2 spaces; Alley access
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Two-story building; Updated / remodeled; Vinyl siding exterior; Metal roof
• Construction: Vinyl siding construction; Metal roof; Year built source: public records
• Exterior features: City lot

Interior

• Kitchen: Kitchens present in each apartment (appliance details not provided)
• Bedrooms: Two upstairs apartment — 2 bedrooms; Two main level apartment — 2 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Full unfinished concrete basement; Updated / remodeled condition; 8 total rooms
• Laundry & utility: Washer hookup on lower level

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive. Per door: $190/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#576 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Shadyside Local (suburban): math 47% / reading 62% proficiency, ranked #384 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Ave Elementary School (222 students, 38% FRL); Shadyside High School (math 37% / reading 47%, grade F, #497 of 781 statewide, top 66%, 307 students, 0% FRL) — zoned schools average 19% FRL vs 41% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 54% district-wide (-12 pts) — the specific schools serving this property underperform the Shadyside Local average; the district grade overstates school quality for this exact location.
• Market conditions: 15 active listings in the ZIP; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 60 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $35k; list at $170k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $79,632
• List price: $170,000
• Delta: 113.48%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,277
• Equity at exit: $25,348

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $28,525
• Equity at exit: $14,698

Cash invested: $47,600 (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 43947

• Home prices YoY: -12.9%
• Active inventory: 15
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $380

Break-even live

Break-even rent $1,519

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $477	-5% $428	+0% $380	+5% $332	+10% $284
Rent	-10% $222	-5% $301	+0% $380	+5% $459	+10% $538
Rate	-1.0pp $466	-0.5pp $424	base $380	+0.5pp $336	+1.0pp $291

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,000
Total (2 units)			$2,000

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $170,000 Contingent 60 DOM
2. 2026-06-21
   statusdays on market $170,000 Contingent 59 DOM
3. 2026-06-18
   days on market $170,000 Active 57 DOM
4. 2026-06-17
   days on market $170,000 Active 56 DOM
5. 2026-06-16
   days on market $170,000 Active 55 DOM
6. 2026-06-15
   days on market $170,000 Active 54 DOM
7. 2026-06-13
   days on market $170,000 Active 52 DOM
8. 2026-06-12
   days on market $170,000 Active 51 DOM
9. 2026-06-09
   days on market $170,000 Active 48 DOM
10. 2026-06-08
    days on market $170,000 Active 47 DOM
11. 2026-06-08
    days on market $170,000 Active 46 DOM
12. 2026-06-07
    days on market $170,000 Active 45 DOM
13. 2026-06-04
    days on market $170,000 Active 42 DOM
14. 2026-06-02
    days on market $170,000 Active 41 DOM
15. 2026-06-01
    days on market $170,000 Active 40 DOM
16. 2026-05-31
    days on market $170,000 Active 39 DOM
17. 2026-04-20
    listed $170,000 Active 1055-char remark
18. 2008-12-11
    soldstatus $35,000
19. 2008-12-01
    soldstatus $35,000 96-char remark

    Show marketing remark (96 chars)

    Handyman Special! Priced to Sell! Great neighborhood! Lots of Possibilities! Always rented!

20. 2008-11-25
    listed $42,900 96-char remark

    Show marketing remark (96 chars)

    Handyman Special! Priced to Sell! Great neighborhood! Lots of Possibilities! Always rented!

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,417 · $201/mo
• Expected delta: +$235/yr (+$20/mo · 10.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$9,523
• − Property taxes: −$2,181
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,945
• Taxable income: $1,994
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $4,086/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: Shadyside Local
• NCES district ID: 3904600
• Math proficiency: 47% ▼ -14.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $45,519
• Composite: 46.03/100
• National rank: #2525
• State rank: #384 of 656 in OH

Livability — Shadyside

• Score: 68/100
• State rank: #576
• US rank: #9818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shadyside, OH
• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 4,894
• Household income: $57,258
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 12.9

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 13% Slovak 1% Iranian 1%
• Foreign-born: 0%

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: ▼ -27.71%
• Current HPI: 187.2822
• 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

+296.3% since first listed

5 events — show timeline

• 2026-06-19 Contingent — MLSNOW
• 2026-04-20 Listed $170,000 MLSNOW
• 2008-12-11 Sold (Public Records) $35,000 Public Records
• 2008-12-01 Sold (MLS) $35,000 MLSNOW
• 2008-11-25 Listed $42,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $2,181 · -12.7% YoY. Source: county tax records.