84 Powerhouse Rd · Adena, OH 43917

$82,500

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 10 Days on market

Built 1920 0.79 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +4.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully maintained 2 bedroom bi-level in Piney Fork. Shows pride in ownership Septic tank cleaned in October 2015, Water bill only $34 for 3000 gallons and trash costs $35 every 2 months. 2 car garage and more, A must see!!!!! USDA eligible for a no money down loan. Has a Dillonvale mailing address

Key facts

• Outside access
• Spacious kitchen
• Full basement

Tags

• SPACIOUS KITCHEN
• BREAKFAST BAR
• FULL BASEMENT
• OUTSIDE ACCESS
• TWO STORAGE ROOMS
• OVERSIZED GARAGE

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces; Garage parking
• Utilities: Well water; Septic tank sewer
• Home design: Two-story frame house; Asphalt/fiberglass roof
• Construction: Frame construction; Asphalt/Fiberglass roof
• Exterior features: Approximately 0.79-acre lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the second floor (both about 11 x 15)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating (oil); Central air conditioning
• Interior features: Full unfinished walk-out basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $82k).

Location & tenants

• Location reads 60/100 on livability (#978 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Buckeye Local (rural): math 44% / reading 53% proficiency, ranked #471 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $44 of equity ($570 loan paydown + $-526 appreciation (-0.6% local appreciation)).
• Jefferson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $66k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,500

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.41×
• Total profit: $9,543
• Equity at exit: $21,358

10-year hold

• IRR: 14.7%
• Equity multiple: 2.51×
• Total profit: $34,962
• Equity at exit: $23,683

Cash invested: $23,100 (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 43917

• Home prices YoY: -0.3%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $226

Break-even live

Break-even rent $669

Max offer price $82,500

Occupancy floor 71%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   remarks 474-char remark
2. 2026-05-31
   listed $82,500 Pending 10 DOM

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,010 · $84/mo
• Expected delta: +$277/yr (+$23/mo · 37.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,459
• − Mortgage interest: −$4,621
• − Property taxes: −$734
• − Insurance: −$412
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$2,400
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,365/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: Buckeye Local
• NCES district ID: 3904778
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $41,332
• Composite: 40.68/100
• National rank: #3673
• State rank: #471 of 656 in OH

Livability — Adena

• Score: 60/100
• State rank: #978
• US rank: #19033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson · 64,369 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 2,647
• Household income: $60,750
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 38.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,481 people
• By 2030: 61,067 · -3.8%
• By 2040: 55,860 · -12.0%
• By 2050: 51,236 · -19.3%
• By 2075: 41,804 · -34.1%
• By 2100: 32,344 · -49.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 19% Hungarian 4% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.1%
• 2008→2024 swing: -44.1pp toward R · 2008: 0.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+38.4 2016: R+35.7 2012: R+5.5 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.64%
• Current HPI: 234.9381
• 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

+33.1% since first listed

6 events — show timeline

• 2026-05-06 Pending — MLSNOW
• 2026-04-26 Listed $82,500 MLSNOW
• 2025-12-23 Sold (Public Records) $66,200 Public Records
• 2017-05-10 Sold (Public Records) $63,600 Public Records
• 2017-05-05 Sold (MLS) $63,600 MLSNOW
• 2017-01-23 Listed $62,000 MLSNOW

Property tax history

+14.1%/yr

Latest (2025): $734 · +2.2% YoY. Source: county tax records.