247 & 247 1/2 Ray Ave NW · New Philadelphia, OH 44663

$159,000

4 bd · 2.0 ba · 1,880 sqft · SingleFamily · 23 Days on market

Built 1884 Fair condition 8,197 sqft lot Est $284k · 44% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Schools +5.3/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic investment opportunity in the heart of New Philadelphia! This charming up-and-down duplex features two spacious units, each offering 2 bedrooms, 1 full bathroom, and a large eat-in kitchen and living room. Enjoy the added convenience of a first-floor laundry area for the lower unit and a dedicated upper-level laundry room. Major updates include a brand-new shingle roof installed in May 2026, complete with a transferable warranty for peace of mind. The property boasts ample on-site rear parking with easy alleyway access. Perfect for an investor looking to add a solid income producer to their portfolio or an owner-occupant looking to house-hack. Schedule your private showing today!

Key facts

• Large eat-in kitchen
• Up-and-down duplex
• 8,197 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• UP-AND-DOWN DUPLEX
• LARGE EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY AREA
• BRAND-NEW SHINGLE ROOF
• AMPLE ON-SITE REAR PARKING

Property features AI

Exterior

• Parking: Alley access; Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Shingle roof; Vinyl siding; Block foundation
• Construction: Built (year source: public records)
• Exterior features: Front porch; Shed(s); City lot; Lot approximately 50 x 164

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Window unit cooling
• Interior features: Eat-in kitchen; High ceilings; Full unfinished walk-out basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $35 ($418/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (9.8% below list).
• Recommended offer: $143k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in New Philadelphia — 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 75/100 on livability (#265 in OH, #4,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• New Philadelphia City (town): math 61% / reading 66% proficiency, ranked #248 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New Philadelphia High School (math 42% / reading 64%, grade C-, #338 of 781 statewide, top 43%, 744 students, 36% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 72 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,496 (9.8% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $283,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 5th St NW	0.23mi	4/2.0	2,016 (+7%)	8mo	$120,000	$60	71
360 3rd St NW	0.16mi	4/3.0	1,725 (-8%)	8mo	$259,900	$151	68
419 3rd St NW	0.22mi	3/2.0 (-1)	1,704 (-9%)	7mo	$269,900	$158	63
409 Kelly St NW	0.28mi	3/2.0 (-1)	1,751 (-7%)	9mo	$150,000	$86	63
913 Oak St NW	0.62mi	3/2.0 (-1)	1,839 (-2%)	2mo	$315,000	$171	60
916 Oak St NW	0.63mi	3/2.5 (-1)	1,908 (+2%)	4mo	$299,900	$157	58
942 Maple Ave NW	0.64mi	3/1.5 (-1)	1,913 (+2%)	9mo	$187,000	$98	53
859 Orchard Ave NW	0.73mi	3/1.5 (-1)	1,938 (+3%)	4mo	$255,000	$132	50
470 4th St NE	0.67mi	4/3.0	1,754 (-7%)	9mo	$265,000	$151	46
919 Oak St NW	0.64mi	3/3.0 (-1)	1,780 (-5%)	8mo	$385,535	$217	46
214 2nd St SE	0.57mi	3/1.0 (-1)	1,648 (-12%)	5mo	$150,000	$91	40
671 Orchard Ave NW	0.66mi	3/1.5 (-1)	1,608 (-14%)	8mo	$257,000	$160	31

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-23,526
• Equity at exit: $23,707

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-17,544
• Equity at exit: $13,747

Cash invested: $44,520 (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 44663

• Active inventory: 72
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $35

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $90	+0% $35	+5% $-20	+10% $-75
Rent	-10% $-79	-5% $-22	+0% $35	+5% $91	+10% $148
Rate	-1.0pp $115	-0.5pp $75	base $35	+0.5pp $-6	+1.0pp $-48

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $159,000 Active 23 DOM
2. 2026-06-21
   days on market $159,000 Active 22 DOM
3. 2026-06-18
   days on market $159,000 Active 20 DOM
4. 2026-06-17
   days on market $159,000 Active 19 DOM
5. 2026-06-16
   days on market $159,000 Active 18 DOM
6. 2026-06-15
   days on market $159,000 Active 17 DOM
7. 2026-06-13
   days on market $159,000 Active 15 DOM
8. 2026-06-12
   days on market $159,000 Active 14 DOM
9. 2026-06-09
   days on market $159,000 Active 11 DOM
10. 2026-06-08
    days on market $159,000 Active 10 DOM
11. 2026-06-08
    days on market $159,000 Active 9 DOM
12. 2026-06-07
    days on market $159,000 Active 8 DOM
13. 2026-06-04
    days on market $159,000 Active 5 DOM
14. 2026-06-02
    days on market $159,000 Active 4 DOM
15. 2026-06-01
    days on market $159,000 Active 3 DOM
16. 2026-05-31
    days on market $159,000 Active 2 DOM
17. 2026-05-29
    listed $159,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $17,220
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,625
• Taxable loss: −$2,248
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $957/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 requires significant exterior and interior updates, including painting, flooring replacement, and landscaping maintenance, to improve its condition and value.

Repairs flagged

• Major roof — The satellite image shows a shingle roof, but the listing photo suggests a new roof was installed in May 2026, which is not visible in the satellite image.
• Major exterior siding — The exterior siding appears weathered and in need of repainting.
• Major flooring — The flooring in the kitchen and bathrooms appears dated and in need of replacement.
• Major interior walls/paint — The interior walls and paint appear dated and in need of updating.
• Major landscaping — The landscaping and fencing appear overgrown and in need of maintenance.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can significantly improve the curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both Landscaping and fencing maintenance — Well-maintained landscaping and fencing can improve the overall appearance and increase the property's value.
• Both Flooring replacement — Replacing dated flooring in the kitchen and bathrooms can improve the overall look and functionality of the space, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows a shingle roof, but the listing photo suggests a new roof was installed in May 2026, which is not visible in the satellite image.	Major	$15,000–50,000
exterior siding · The exterior siding appears weathered and in need of repainting.	Major	$15,000–50,000
flooring · The flooring in the kitchen and bathrooms appears dated and in need of replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear dated and in need of updating.	Major	$15,000–50,000
landscaping · The landscaping and fencing appear overgrown and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can significantly improve the curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping and fencing maintenance — Well-maintained landscaping and fencing can improve the overall appearance and increase the property's value. ↑
• Both Flooring replacement — Replacing dated flooring in the kitchen and bathrooms can improve the overall look and functionality of the space, enhancing 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: New Philadelphia City
• NCES district ID: 3904448
• Math proficiency: 61% ▼ -5.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $42,895
• Composite: 53.28/100
• National rank: #1490
• State rank: #248 of 656 in OH

Livability — New Philadelphia

• Score: 75/100
• State rank: #265
• US rank: #4229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Philadelphia, OH
• County: Tuscarawas · 99,287 people
• City population: 24,732
• Population (ZIP): 24,732
• Household income: $62,383
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 20.1

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1% 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: ▼ -201.12%
• Current HPI: 180.4068
• 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

• 2026-05-29 Listed $159,000 MLSNOW