58640 Charles St · Martins Ferry, OH 43935

$64,900

2 bd · 1.0 ba · 819 sqft · SingleFamily public records · 68 Days on market

Built 1918 6,098 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 bedroom, 1 bath home in a nice country setting. The home has large bedrooms, one bedroom is captured, and has some fresh paint. Kitchen is located in basement. Outstanding oversized porch with nice vinyl railing and a wonderful view.

Key facts

• Kitchen space
• Yard space
• 6,098 sq ft lot

Tags

• KITCHEN SPACE
• YARD SPACE
• ACCESS TO LOCAL AMENITIES
• ACCESS TO MAJOR ROUTES

Property features AI

Exterior

• Parking: No garage; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Built (year source: public records); Aluminum siding, vinyl siding, and stone exterior; Asphalt/fiberglass roof; Has home warranty
• Exterior features: Small lot (about 0.14 acre)

Interior

• Kitchen: Basement kitchen (14.00 x 13.60)
• Bedrooms: Three main-level bedrooms (sizes: 14.00 x 11.11; 13.20 x 12.30; 11.70 x 11.20)
• Bathrooms: One full bathroom on the main level (8.10 x 5.00)
• Heating & cooling: Forced-air heating (oil); Central air conditioning
• Interior features: Partial basement; Basement includes finished area
• Laundry & utility: Basement laundry room (16.10 x 13.60)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 8.3% in Martins Ferry — 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 71/100 on livability (#423 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Buckeye Local (rural): math 44% / reading 53% proficiency, ranked #471 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $65k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.31% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.18%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $2,540
• Equity at exit: $9,677

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $19,088
• Equity at exit: $5,611

Cash invested: $18,172 (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 43935

• Home prices YoY: -12.7%
• Active inventory: 32
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $205

Break-even live

Break-even rent $589

Max offer price $64,900

Occupancy floor 71%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $64,900 Active 68 DOM
2. 2026-06-17
   days on market $64,900 Active 67 DOM
3. 2026-06-16
   days on market $64,900 Active 66 DOM
4. 2026-06-15
   days on market $64,900 Active 65 DOM
5. 2026-06-13
   days on market $64,900 Active 63 DOM
6. 2026-06-12
   days on market $64,900 Active 62 DOM
7. 2026-06-09
   days on market $64,900 Active 59 DOM
8. 2026-06-08
   days on market $64,900 Active 58 DOM
9. 2026-06-07
   days on market $64,900 Active 57 DOM
10. 2026-06-07
    days on market $64,900 Active 56 DOM
11. 2026-06-04
    days on market $64,900 Active 53 DOM
12. 2026-06-02
    days on market $64,900 Active 52 DOM
13. 2026-06-01
    days on market $64,900 Active 51 DOM
14. 2026-05-31
    remarks 675-char remark
15. 2026-05-31
    listed $64,900 Active 50 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $762 · $64/mo
• Expected delta: +$250/yr (+$21/mo · 48.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $10,181
• − Mortgage interest: −$3,635
• − Property taxes: −$512
• − Insurance: −$991
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$1,888
• Taxable income: $1,525
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,089/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: Buckeye Local
• NCES district ID: 3904778
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $41,332
• Composite: 40.68/100
• National rank: #3673
• State rank: #471 of 656 in OH

Livability — Martins Ferry

• Score: 71/100
• State rank: #423
• US rank: #6917

Category grades

Amenities F Commute F Cost of living A+ Crime B 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): 7,918
• Household income: $50,109
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 2.2

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 5% Asian 3%
• Common ancestry: Romanian 4% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -25.06%
• Current HPI: 172.1787
• 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

+549.0% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $64,900 MLSNOW
• 2026-04-11 Listed $69,900 MLSNOW
• 2019-03-27 Sold (Public Records) $24,500 Public Records
• 2019-03-21 Sold (MLS) $24,500 MLSNOW
• 2018-08-16 Listed $29,900 MLSNOW
• 2018-07-17 Sold (Public Records) $10,000 Public Records

Property tax history

+40.7%/yr

Latest (2025): $512 · +1.1% YoY. Source: county tax records.