140 1st St · Powhatan Point, OH 43942

$87,500

1 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 32 Days on market

Built 1948 Fair condition 4,225 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Rare opportunity to own riverfront property with incredible flexibility and potential at an affordable price point! Located along the Ohio River in Powhatan Point, this unique property offers a variety of possible uses including residential, mixed-use, investment, Airbnb, duplex conversion or conversion to a single-family home. The property features beautiful river views, a spacious lot, and a versatile floor plan ready to fit your vision. Whether you’re looking for an investment opportunity, business location with living quarters, income-producing Airbnb potential, or a one-of-a-kind riverfront residence, this property offers endless possibilities in a scenic setting. Call now for a

Key facts

• Ohio river
• Riverfront property
• Spacious lot

Tags

• RIVERFRONT PROPERTY
• OHIO RIVER
• SPACIOUS LOT
• VERSATILE FLOOR PLAN

Property features AI

Finance

• Financial info: One building (multi-unit property)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story building; Vinyl siding exterior; Shingle roof
• Construction: Built (year per public records); Vinyl siding construction; Shingle roof
• Exterior features: Waterfront property

Interior

• Bedrooms: One 2-bedroom unit (leased through 5/22/2026); Two 1-bedroom efficiency apartments sharing common first-floor areas
• Bathrooms: One full bathroom and one half bathroom in the building; Each apartment unit includes 1 bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#792 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Switzerland Of Ohio Local (rural): math 39% / reading 51% proficiency, ranked #503 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $605 of loan paydown is wiped out by about $943 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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.10%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.32×
• Total profit: $32,242
• Equity at exit: $20,791

10-year hold

• IRR: 33.6%
• Equity multiple: 4.48×
• Total profit: $85,289
• Equity at exit: $21,551

Cash invested: $24,500 (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 43942

• Home prices YoY: -0.6%
• Active inventory: 7
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $615

Break-even live

Break-even rent $722

Max offer price $87,500

Occupancy floor 54%

Sensitivity live

Price	-10% $664	-5% $639	+0% $615	+5% $590	+10% $565
Rent	-10% $496	-5% $555	+0% $615	+5% $674	+10% $733
Rate	-1.0pp $659	-0.5pp $637	base $615	+0.5pp $592	+1.0pp $569

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 1st St #1 Powhatan Point, OH	1.0	1.0	1000	$1,500	$1.50	44d	1	0.06mi

Listing history 15 events

1. 2026-06-21
   days on market $87,500 Active 32 DOM
2. 2026-06-18
   days on market $87,500 Active 30 DOM
3. 2026-06-17
   days on market $87,500 Active 29 DOM
4. 2026-06-16
   days on market $87,500 Active 28 DOM
5. 2026-06-15
   days on market $87,500 Active 27 DOM
6. 2026-06-13
   days on market $87,500 Active 25 DOM
7. 2026-06-12
   days on market $87,500 Active 24 DOM
8. 2026-06-09
   days on market $87,500 Active 21 DOM
9. 2026-06-08
   days on market $87,500 Active 20 DOM
10. 2026-06-08
    days on market $87,500 Active 19 DOM
11. 2026-06-04
    pricedays on market $87,500 Active 15 DOM
12. 2026-06-02
    days on market $92,500 Active 14 DOM
13. 2026-06-01
    days on market $92,500 Active 13 DOM
14. 2026-05-31
    days on market $92,500 Active 12 DOM
15. 2026-05-19
    listed $92,500 Active

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,133 · $94/mo
• Expected delta: +$232/yr (+$19/mo · 25.7%)

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

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$4,901
• − Property taxes: −$902
• − Insurance: −$438
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,545
• Taxable income: $6,334
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,854/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 · 13 photos

Fair 45/100 Moderate rehab

This property offers a unique opportunity with riverfront views, but requires significant updates to its interior and exterior to improve its condition and value.

Repairs flagged

• Major Kitchen cabinets — Older cabinets in poor condition.
• Major Bathroom fixtures — Outdated and worn fixtures.
• Major Flooring — Worn carpet and outdated flooring.
• Major Paint — Worn and discolored paint.

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modernizing the kitchen will attract more buyers.
• Resale New bathroom fixtures — Updating the bathroom will improve the home's appeal.
• Resale New flooring — Fresh flooring will make the home more attractive.
• Resale Paint job — Fresh paint will improve the home's curb appeal.
• Both Landscaping — A well-maintained yard will enhance both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older cabinets in poor condition.	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn fixtures.	Major	$15,000–50,000
Flooring · Worn carpet and outdated flooring.	Major	$15,000–50,000
Paint · Worn and discolored paint.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modernizing the kitchen will attract more buyers. ↑
• Resale New bathroom fixtures — Updating the bathroom will improve the home's appeal. ↑
• Resale New flooring — Fresh flooring will make the home more attractive. ↑
• Resale Paint job — Fresh paint will improve the home's curb appeal. ↑
• Both Landscaping — A well-maintained yard will enhance both resale and rental 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: Switzerland Of Ohio Local
• NCES district ID: 3904865
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $40,358
• Composite: 37.67/100
• National rank: #4367
• State rank: #503 of 656 in OH

Livability — Powhatan Point

• Score: 64/100
• State rank: #792
• US rank: #14422

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: Powhatan Point, OH
• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 2,087
• Household income: $61,771
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 2.0

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 3% Iranian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Chinese 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: ▼ -1.08%
• Current HPI: 179.5399
• 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 event — show timeline

• 2026-05-19 Listed $92,500 MLSNOW