1310 Roselawn Ave · Belpre, OH 45714

$139,900

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 142 Days on market

Built 1935 7,501 sqft lot $96/sqft · 46% below area Est $172k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STARTING OUT OR WINDING DOWN, This cute and tidy 2-bedroom bungalow has a huge expansion space upstairs for a 3rd bedroom. the front porch offers ample space for family and neighbors to comfortably gather and engage in conversation. Hardwood floors through-out the home. The dedicated dining room off the kitchen could be an extension of the living room. New vinyl windows fill the home with natural light and offer durability and low maintenance. Rear yard leads to a fenced-in back yard. Whether its lawn games, a firepit or relaxation under the stars, this lot delivers potential for guest-friendly amenities. Updates include new 200 AMP electrical service, new breaker box and wiring for the entire home, copper and PVC water lines changed to Plex supply lines, cast iron sewer pipes replaced with CPVC pipes, new hot water tank, gas furnace and central air, new roof, and front porch. Conveniently located close to amenities and interstate highway. Come, look at this fresh clean home and with the vision, it could be yours.

Key facts

• Fenced-in back yard
• Huge expansion space
• New vinyl windows

Tags

• HUGE EXPANSION SPACE
• DEDICATED DINING ROOM
• NEW VINYL WINDOWS
• FENCED-IN BACK YARD
• GUEST-FRIENDLY AMENITIES
• NEW ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-70 ($-840/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.7% below list).
• Recommended offer: $110k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: Belpre Elementary School (math 48% / reading 57%, grade C-, #846 of 1,584 statewide, top 54%, 497 students, 50% FRL); Belpre High School (math 31% / reading 51%, grade F, #518 of 781 statewide, top 66%, 392 students, 44% FRL).
• 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $47k; list at $140k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,500 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $172,028
• List price: $139,900
• Delta: -18.68%
• 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
1102 4th St	0.33mi	3/1.5	1,444 (-1%)	2mo	$231,500	$160	79
1009 Poplar St	0.39mi	3/1.0	1,360 (-7%)	5mo	$147,500	$108	66
821 Boulevard Dr	0.52mi	3/2.5	1,466 (+0%)	6mo	$300,000	$205	65
1109 4th St	0.31mi	3/2.0	1,606 (+10%)	3mo	$210,000	$131	62
1578 Lois St	0.29mi	3/1.5	1,363 (-7%)	15mo	$219,000	$161	61
1709 Washington Blvd	0.52mi	2/1.5 (-1)	1,512 (+3%)	10mo	$159,000	$105	55
804 Franklin Ave	0.45mi	3/2.5	1,296 (-12%)	1mo	$184,500	$142	53
953 Braun Rd	0.61mi	3/3.0	1,602 (+9%)	7mo	$275,000	$172	42
1722 Washington Blvd	0.54mi	2/1.0 (-1)	1,280 (-13%)	9mo	$175,000	$137	41
801 Westview Dr	0.62mi	4/3.0 (+1)	1,606 (+10%)	1mo	$377,000	$235	41
803 Brentwood St	0.74mi	4/3.0 (+1)	1,406 (-4%)	6mo	$279,000	$198	40
507 Stone Rd	0.54mi	3/2.5	1,649 (+13%)	13mo	$225,000	$136	37

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-27,130
• Equity at exit: $20,860

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-29,376
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-70

Break-even live

Break-even rent $1,184

Max offer price $127,537

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-30	+0% $-70	+5% $-110	+10% $-149
Rent	-10% $-156	-5% $-113	+0% $-70	+5% $-27	+10% $17
Rate	-1.0pp $0	-0.5pp $-34	base $-70	+0.5pp $-106	+1.0pp $-143

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: $34,975
• Closing costs: $4,197
• 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	0.62mi

Listing history 21 events

1. 2026-06-19
   days on market $139,900 Active 142 DOM
2. 2026-06-18
   days on market $139,900 Active 141 DOM
3. 2026-06-17
   days on market $139,900 Active 140 DOM
4. 2026-06-16
   days on market $139,900 Active 139 DOM
5. 2026-06-15
   days on market $139,900 Active 138 DOM
6. 2026-06-14
   days on market $139,900 Active 136 DOM
7. 2026-06-12
   days on market $139,900 Active 135 DOM
8. 2026-06-09
   days on market $139,900 Active 132 DOM
9. 2026-06-08
   days on market $139,900 Active 131 DOM
10. 2026-06-07
    days on market $139,900 Active 130 DOM
11. 2026-06-02
    days on market $139,900 Active 125 DOM
12. 2026-06-01
    days on market $139,900 Active 124 DOM
13. 2026-05-31
    days on market $139,900 Active 123 DOM
14. 2026-05-30
    days on market $139,900 Active 122 DOM
15. 2026-04-21
    price $139,900 1029-char remark

    Show marketing remark (1029 chars)

    STARTING OUT OR WINDING DOWN, This cute and tidy 2-bedroom bungalow has a huge expansion space upstairs for a 3rd bedroom. the front porch offers ample space for family and neighbors to comfortably gather and engage in conversation. Hardwood floors through-out the home. The dedicated dining room off the kitchen could be an extension of the living room. New vinyl windows fill the home with natural light and offer durability and low maintenance. Rear yard leads to a fenced-in back yard. Whether its lawn games, a firepit or relaxation under the stars, this lot delivers potential for guest-friendly amenities. Updates include new 200 AMP electrical service, new breaker box and wiring for the entire home, copper and PVC water lines changed to Plex supply lines, cast iron sewer pipes replaced with CPVC pipes, new hot water tank, gas furnace and central air, new roof, and front porch. Conveniently located close to amenities and interstate highway. Come, look at this fresh clean home and with the vision, it could be yours.

16. 2026-01-28
    listed $144,900 Active 1029-char remark

    Show marketing remark (1029 chars)

    STARTING OUT OR WINDING DOWN, This cute and tidy 2-bedroom bungalow has a huge expansion space upstairs for a 3rd bedroom. the front porch offers ample space for family and neighbors to comfortably gather and engage in conversation. Hardwood floors through-out the home. The dedicated dining room off the kitchen could be an extension of the living room. New vinyl windows fill the home with natural light and offer durability and low maintenance. Rear yard leads to a fenced-in back yard. Whether its lawn games, a firepit or relaxation under the stars, this lot delivers potential for guest-friendly amenities. Updates include new 200 AMP electrical service, new breaker box and wiring for the entire home, copper and PVC water lines changed to Plex supply lines, cast iron sewer pipes replaced with CPVC pipes, new hot water tank, gas furnace and central air, new roof, and front porch. Conveniently located close to amenities and interstate highway. Come, look at this fresh clean home and with the vision, it could be yours.

17. 2026-01-17
    historical
18. 2025-10-07
    price $144,900
19. 2025-08-26
    price $146,900
20. 2025-07-19
    listed $149,900 Active
21. 1996-03-04
    soldstatus $47,000

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $1,950 · $162/mo
• Expected delta: +$233/yr (+$19/mo · 13.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 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: −$7,837
• − Property taxes: −$1,717
• − Insurance: −$700
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$4,070
• Taxable loss: −$3,285
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $-51/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

+197.7% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $139,900 MLSNOW
• 2026-01-28 Listed $144,900 MLSNOW
• 2026-01-17 Listing Removed — MLSNOW
• 2025-10-07 Price Changed $144,900 MLSNOW
• 2025-08-26 Price Changed $146,900 MLSNOW
• 2025-07-19 Listed $149,900 MLSNOW
• 1996-03-04 Sold (Public Records) $47,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,717 · +108.4% YoY. Source: county tax records.