305 Grandview Ave · Mingo Junction, OH 43938

$90,000

3 bd · 1.0 ba · 1,618 sqft · SingleFamily public records · 326 Days on market

Built 1905 9,147 sqft lot $56/sqft · 32% above area Est $68k · 32% over ↓ 10% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home is a diamond in the rough, eagerly awaiting your personal touch to restore its former glory. Featuring a spacious layout with three bedrooms, it offers ample living space for families or those who love to entertain. The large yard provides endless possibilities for outdoor activities or gardening, while the detached garage adds convenience and extra storage. Embrace the opportunity, call today for a showing!

Key facts

• Large yard
• Detached garage
• 9,147 sq ft lot

Tags

• LARGE YARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#381 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: commute D, amenities F, employment D-.
• Indian Creek Local (suburban): math 42% / reading 56% proficiency, ranked #455 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Creek High School (math 27% / reading 62%, grade F, #470 of 781 statewide, top 62%, 572 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1905 — 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. 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?
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: 1.44% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.84%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (median comp): $68,364
• List price: $90,000
• Delta: 31.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Shamrock Ave	0.04mi	2/1.0 (-1)	1,465 (-10%)	1mo	$39,900	$27	77
207 Summit Ave	0.33mi	3/2.0	1,600 (-1%)	6mo	$105,000	$66	74
111 Western Ave	0.09mi	3/1.5	1,536 (-5%)	14mo	$25,000	$16	74
368 Mclister Ave	0.17mi	3/1.5	1,664 (+3%)	17mo	$90,000	$54	72
206 Benita Dr	0.70mi	3/1.0	1,624 (+0%)	6mo	$195,000	$120	62
107 Fairview Way	0.25mi	4/1.5 (+1)	1,596 (-1%)	22mo	$130,000	$81	61
120 Brian St	0.70mi	4/3.0 (+1)	1,805 (+12%)	4mo	$291,000	$161	32
124 Valuska Dr	0.74mi	3/2.0	1,840 (+14%)	24mo	$268,125	$146	19

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $14,610
• Equity at exit: $13,419

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $50,268
• Equity at exit: $7,782

Cash invested: $25,200 (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 43938

• Home prices YoY: -6.0%
• Active inventory: 17
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $459

Break-even live

Break-even rent $713

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $510	-5% $484	+0% $459	+5% $433	+10% $408
Rent	-10% $356	-5% $408	+0% $459	+5% $510	+10% $561
Rate	-1.0pp $504	-0.5pp $482	base $459	+0.5pp $435	+1.0pp $412

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 326 DOM
2. 2026-06-19
   days on market $90,000 Active 324 DOM
3. 2026-06-18
   days on market $90,000 Active 323 DOM
4. 2026-06-17
   days on market $90,000 Active 322 DOM
5. 2026-06-16
   days on market $90,000 Active 321 DOM
6. 2026-06-15
   days on market $90,000 Active 320 DOM
7. 2026-06-14
   days on market $90,000 Active 318 DOM
8. 2026-06-12
   days on market $90,000 Active 317 DOM
9. 2026-06-09
   days on market $90,000 Active 314 DOM
10. 2026-06-08
    days on market $90,000 Active 313 DOM
11. 2026-06-07
    days on market $90,000 Active 312 DOM
12. 2026-06-04
    days on market $90,000 Active 308 DOM
13. 2026-06-02
    days on market $90,000 Active 307 DOM
14. 2026-06-01
    days on market $90,000 Active 306 DOM
15. 2026-05-31
    days on market $90,000 Active 305 DOM
16. 2026-05-31
    days on market $90,000 Active 304 DOM
17. 2025-09-24
    status Active 430-char remark

    Show marketing remark (430 chars)

    This charming home is a diamond in the rough, eagerly awaiting your personal touch to restore its former glory. Featuring a spacious layout with three bedrooms, it offers ample living space for families or those who love to entertain. The large yard provides endless possibilities for outdoor activities or gardening, while the detached garage adds convenience and extra storage. Embrace the opportunity, call today for a showing!

18. 2025-09-04
    historical Contingent 430-char remark

    Show marketing remark (430 chars)

    This charming home is a diamond in the rough, eagerly awaiting your personal touch to restore its former glory. Featuring a spacious layout with three bedrooms, it offers ample living space for families or those who love to entertain. The large yard provides endless possibilities for outdoor activities or gardening, while the detached garage adds convenience and extra storage. Embrace the opportunity, call today for a showing!

19. 2025-08-26
    price $90,000 430-char remark

    Show marketing remark (430 chars)

    This charming home is a diamond in the rough, eagerly awaiting your personal touch to restore its former glory. Featuring a spacious layout with three bedrooms, it offers ample living space for families or those who love to entertain. The large yard provides endless possibilities for outdoor activities or gardening, while the detached garage adds convenience and extra storage. Embrace the opportunity, call today for a showing!

20. 2025-07-30
    listed $100,000 Active 430-char remark

    Show marketing remark (430 chars)

    This charming home is a diamond in the rough, eagerly awaiting your personal touch to restore its former glory. Featuring a spacious layout with three bedrooms, it offers ample living space for families or those who love to entertain. The large yard provides endless possibilities for outdoor activities or gardening, while the detached garage adds convenience and extra storage. Embrace the opportunity, call today for a showing!

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,026 · $85/mo
• Expected delta: +$378/yr (+$32/mo · 58.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 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: $15,524
• − Mortgage interest: −$5,041
• − Property taxes: −$647
• − Insurance: −$450
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,618
• Taxable income: $4,284
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $4,475/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: Indian Creek Local
• NCES district ID: 3904780
• Math proficiency: 42% ▼ -24.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $44,695
• Composite: 41.39/100
• National rank: #3483
• State rank: #455 of 656 in OH

Livability — Mingo Junction

• Score: 72/100
• State rank: #381
• US rank: #6170

Category grades

Amenities F Commute D 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: Mingo Junction, OH
• County: Jefferson · 64,369 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 5,448
• Household income: $57,453
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 11.2

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada

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: ▼ -11.44%
• Current HPI: 179.3725
• 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

-10.0% since first listed

4 events — show timeline

• 2025-09-24 Relisted — MLSNOW
• 2025-09-04 Contingent — MLSNOW
• 2025-08-26 Price Changed $90,000 MLSNOW
• 2025-07-30 Listed $100,000 MLSNOW

Property tax history

+28.2%/yr

Latest (2025): $647 · +1.2% YoY. Source: county tax records.