7973 Waterworks Hill Rd SE · Uhrichsville, OH 44683

$49,000

4 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 598 Days on market

Built 1906 7,501 sqft lot $42/sqft · 52% below area

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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
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location on a quiet street. The Property is a fixer-upper and great for the investor to update. It sells AS-IS. The septic system will need to be checked and repaired/replaced. Mechanicals are unknown. The seller has never lived in the home.

Key facts

• Fixer-upper property
• 7,501 sq ft lot
• Built 1906

Tags

• FIXER-UPPER PROPERTY
• SEPTIC SYSTEM REPAIR NEEDED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,002 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• Claymont City (town): math 47% / reading 51% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 598 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $49k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 598 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
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: 2.36% ✓
• Cap rate: 20.59%
• Cash-on-cash: 51.06%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $101,495
• List price: $49,000
• Delta: -51.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7965 Waterworks Hill Rd SE	0.01mi	3/2.0 (-1)	1,120 (-5%)	8mo	$25,000	$22	76

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: 48.9%
• Equity multiple: 3.13×
• Total profit: $29,251
• Equity at exit: $7,306

10-year hold

• IRR: 54.4%
• Equity multiple: 6.35×
• Total profit: $73,394
• Equity at exit: $4,237

Cash invested: $13,720 (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 44683

• Home prices YoY: -14.4%
• Active inventory: 37
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $584

Break-even live

Break-even rent $417

Max offer price $49,000

Occupancy floor 44%

Sensitivity live

Price	-10% $611	-5% $598	+0% $584	+5% $570	+10% $556
Rent	-10% $492	-5% $538	+0% $584	+5% $629	+10% $675
Rate	-1.0pp $608	-0.5pp $596	base $584	+0.5pp $571	+1.0pp $558

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $49,000 Active 598 DOM
2. 2026-06-18
   days on market $49,000 Active 596 DOM
3. 2026-06-17
   days on market $49,000 Active 595 DOM
4. 2026-06-16
   days on market $49,000 Active 594 DOM
5. 2026-06-15
   days on market $49,000 Active 593 DOM
6. 2026-06-13
   days on market $49,000 Active 591 DOM
7. 2026-06-12
   days on market $49,000 Active 590 DOM
8. 2026-06-09
   days on market $49,000 Active 587 DOM
9. 2026-06-08
   days on market $49,000 Active 586 DOM
10. 2026-06-08
    days on market $49,000 Active 585 DOM
11. 2026-06-07
    days on market $49,000 Active 584 DOM
12. 2026-06-04
    days on market $49,000 Active 581 DOM
13. 2026-06-02
    days on market $49,000 Active 580 DOM
14. 2026-06-01
    days on market $49,000 Active 579 DOM
15. 2026-05-31
    days on market $49,000 Active 578 DOM
16. 2024-10-29
    listed $49,000 Active 247-char remark

    Show marketing remark (247 chars)

    Great location on a quiet street. The Property is a fixer-upper and great for the investor to update. It sells AS-IS. The septic system will need to be checked and repaired/replaced. Mechanicals are unknown. The seller has never lived in the home.

17. 2013-02-20
    soldstatus $10,000

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $694 · $58/mo
• Expected delta: +$70/yr (+$6/mo · 11.3%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,870
• − Mortgage interest: −$2,745
• − Property taxes: −$624
• − Insurance: −$245
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,425
• Taxable income: $6,612
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $5,418/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: Claymont City
• NCES district ID: 3904377
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $37,563
• Composite: 40.76/100
• National rank: #3650
• State rank: #467 of 656 in OH

Livability — Uhrichsville

• Score: 59/100
• State rank: #1002
• US rank: #19658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tuscarawas · 99,287 people
• Population (ZIP): 7,888
• Household income: $55,179
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 7.2

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.60%
• Current HPI: 212.197
• 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

+390.0% since first listed

2 events — show timeline

• 2024-10-29 Listed $49,000 MLSNOW
• 2013-02-20 Sold (Public Records) $10,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $624 · +17.3% YoY. Source: county tax records.