65141 Three Hills Dr · Bellaire, OH 43906

$114,900

3 bd · 2.0 ba · 1,470 sqft · MultiFamily public records · 175 Days on market

Built 1950 0.28 ac lot $78/sqft · 21% above area Est $95k · 21% over

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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).

• Cash flow +17.1/30.0
• Appreciation +5.9/10.0
• Schools +5.5/10.0
• DSCR +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Unlock the potential of this 1,470 sq. ft. home situated on an elevated lot with stunning views off the large back porch. Perfectly suited for flippers or savvy investors, this property offers incredible versatility. Keep it as a spacious 3-bedroom, 2-bathroom single-family home with two kitchens, or take advantage of the breezeway to convert it into a high-yield two-unit property. The full unfinished basement runs the length of the home and the studio, providing a blank canvas for a workshop, recreation room, or additional living space. Large 2 car tandem garage in the basement. This home is an exceptional value in a desirable, quiet neighborhood of Belleview Heights. Located only 5 minutes from Route 7 and 15 minutes from St. Clairsville and Wheeling, you get the perfect mix of privacy and convenience.

Key facts

• Two kitchens
• Breezeway
• Elevated lot

Tags

• ELEVATED LOT
• TWO KITCHENS
• FULL UNFINISHED BASEMENT
• BREEZEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $80 ($965/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#535 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Bellaire Local (rural): math 73% / reading 56% proficiency, ranked #430 of 802 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bellaire Elementary School (reading 42%, 474 students, 56% FRL); Bellaire Middle School (357 students, 61% FRL); Bellaire High School (301 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; lower-income renter base — watch delinquency; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($794 loan paydown + $2k appreciation (1.8% local appreciation)).
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $115k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1950 — 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (median comp): $94,619
• List price: $114,900
• Delta: 21.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.37×
• Total profit: $11,828
• Equity at exit: $44,022

10-year hold

• IRR: 10.4%
• Equity multiple: 2.38×
• Total profit: $44,408
• Equity at exit: $62,410

Cash invested: $32,172 (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 43906

• Home prices YoY: 1.1%
• Active inventory: 26
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $80

Break-even live

Break-even rent $1,068

Max offer price $114,900

Occupancy floor 88%

Sensitivity live

Price	-10% $145	-5% $113	+0% $80	+5% $48	+10% $15
Rent	-10% $-12	-5% $34	+0% $80	+5% $127	+10% $173
Rate	-1.0pp $138	-0.5pp $110	base $80	+0.5pp $51	+1.0pp $20

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $114,900 Active 175 DOM
2. 2026-06-18
   days on market $114,900 Active 174 DOM
3. 2026-06-17
   days on market $114,900 Active 173 DOM
4. 2026-06-16
   days on market $114,900 Active 172 DOM
5. 2026-06-12
   days on market $114,900 Active 171 DOM
6. 2026-06-09
   days on market $114,900 Active 168 DOM
7. 2026-06-08
   days on market $114,900 Active 167 DOM
8. 2026-06-07
   days on market $114,900 Active 166 DOM
9. 2026-06-02
   days on market $114,900 Active 161 DOM
10. 2026-06-01
    days on market $114,900 Active 160 DOM
11. 2026-05-31
    days on market $114,900 Active 159 DOM
12. 2026-05-30
    days on market $114,900 Active 158 DOM
13. 2026-04-22
    price $114,900 815-char remark

    Show marketing remark (815 chars)

    Unlock the potential of this 1,470 sq. ft. home situated on an elevated lot with stunning views off the large back porch. Perfectly suited for flippers or savvy investors, this property offers incredible versatility. Keep it as a spacious 3-bedroom, 2-bathroom single-family home with two kitchens, or take advantage of the breezeway to convert it into a high-yield two-unit property. The full unfinished basement runs the length of the home and the studio, providing a blank canvas for a workshop, recreation room, or additional living space. Large 2 car tandem garage in the basement. This home is an exceptional value in a desirable, quiet neighborhood of Belleview Heights. Located only 5 minutes from Route 7 and 15 minutes from St. Clairsville and Wheeling, you get the perfect mix of privacy and convenience.

14. 2026-02-10
    price $124,900 815-char remark

    Show marketing remark (815 chars)

    Unlock the potential of this 1,470 sq. ft. home situated on an elevated lot with stunning views off the large back porch. Perfectly suited for flippers or savvy investors, this property offers incredible versatility. Keep it as a spacious 3-bedroom, 2-bathroom single-family home with two kitchens, or take advantage of the breezeway to convert it into a high-yield two-unit property. The full unfinished basement runs the length of the home and the studio, providing a blank canvas for a workshop, recreation room, or additional living space. Large 2 car tandem garage in the basement. This home is an exceptional value in a desirable, quiet neighborhood of Belleview Heights. Located only 5 minutes from Route 7 and 15 minutes from St. Clairsville and Wheeling, you get the perfect mix of privacy and convenience.

15. 2025-12-22
    listed $134,900 Active 815-char remark

    Show marketing remark (815 chars)

    Unlock the potential of this 1,470 sq. ft. home situated on an elevated lot with stunning views off the large back porch. Perfectly suited for flippers or savvy investors, this property offers incredible versatility. Keep it as a spacious 3-bedroom, 2-bathroom single-family home with two kitchens, or take advantage of the breezeway to convert it into a high-yield two-unit property. The full unfinished basement runs the length of the home and the studio, providing a blank canvas for a workshop, recreation room, or additional living space. Large 2 car tandem garage in the basement. This home is an exceptional value in a desirable, quiet neighborhood of Belleview Heights. Located only 5 minutes from Route 7 and 15 minutes from St. Clairsville and Wheeling, you get the perfect mix of privacy and convenience.

16. 2002-07-08
    soldstatus $57,500

ⓘ 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: $2,322 · $193/mo
• Projected year-2 tax: $2,322 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,040
• − Mortgage interest: −$6,436
• − Property taxes: −$2,322
• − Insurance: −$574
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,343
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $1,177/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: Bellaire Local
• NCES district ID: 3904357
• Math proficiency: 73% ▲ 5.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $37,307
• Composite: 55.05/100
• National rank: #2773
• State rank: #430 of 802 in OH

Livability — Bellaire

• Score: 69/100
• State rank: #535
• US rank: #9051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 7,888
• Household income: $41,635
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 5.6

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4%
• Common ancestry: Romanian 5% Slovak 2% Iranian 2%
• Foreign-born: 1%

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: ▲ 1.79%
• Current HPI: 159.8031
• 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

+99.8% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $114,900 MLSNOW
• 2026-02-10 Price Changed $124,900 MLSNOW
• 2025-12-22 Listed $134,900 MLSNOW
• 2002-07-08 Sold (Public Records) $57,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,322 · +28.0% YoY. Source: county tax records.