83 N Main St · West Salem, OH 44287

$102,500

3 bd · 1.5 ba · 1,952 sqft · SingleFamily public records · 17 Days on market

Built 1884

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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 +23.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.3/10.0
• Schools +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The perfect balance of modern updates and classic 18th century character. Located in the heart of West Salem. Make this 4 bedroom (potential 3 bedroom, 1 office), 2 full bath house with almost 10 foot ceilings and a wrap around porch, yours! Don't miss out.

Key facts

• Built 1884
• Listed 17 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Aluminum siding; Brick exterior; Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gravity heating; Natural gas heating
• Interior features: Refrigerator; Range; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#611 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northwestern Local (rural): math 60% / reading 70% proficiency, ranked #206 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($709 loan paydown + $10k appreciation (10.0% local appreciation)).
• Wayne County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $100,962 (1.5% below list)

Questions for the listing agent

1. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $67,482
• Equity at exit: $92,340

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $189,651
• Equity at exit: $199,135

Cash invested: $28,700 (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 44287

• Home prices YoY: 6.5%
• Active inventory: 59
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $183

Break-even live

Break-even rent $930

Max offer price $102,500

Occupancy floor 79%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $102,500 Pending 17 DOM
2. 2026-06-16
   days on market $102,500 Active 17 DOM
3. 2026-06-15
   days on market $102,500 Active 16 DOM
4. 2026-06-13
   days on market $102,500 Active 14 DOM
5. 2026-06-12
   statusdays on market $102,500 Active 13 DOM
6. 2026-06-09
   days on market $102,500 Active Under Contract 10 DOM
7. 2026-06-08
   days on market $102,500 Active Under Contract 9 DOM
8. 2026-06-08
   days on market $102,500 Active Under Contract 8 DOM
9. 2026-06-05
   days on market $102,500 Active Under Contract 6 DOM
10. 2026-06-04
    statusdays on market $102,500 Active Under Contract 4 DOM
11. 2026-06-02
    days on market $102,500 Active 3 DOM
12. 2026-06-01
    days on market $102,500 Active 2 DOM
13. 2026-05-31
    remarks 293-char remark
14. 2026-05-31
    listed $102,500 Active 1 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: $1,858 · $155/mo
• Projected year-2 tax: $1,858 · $155/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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,938
• − Mortgage interest: −$5,742
• − Property taxes: −$1,858
• − Insurance: −$512
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,982
• Taxable income: $614
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,043/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: Northwestern Local
• NCES district ID: 3910033
• Math proficiency: 60% ▼ -8.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $54,164
• Composite: 55.58/100
• National rank: #1236
• State rank: #206 of 656 in OH

Livability — West Salem

• Score: 67/100
• State rank: #611
• US rank: #10537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Salem, OH
• County: Wayne · 117,095 people
• Population (ZIP): 7,892
• Household income: $71,146
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 6.1

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Romanian 5% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Other Indo-European 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 426.21
• 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

+83.0% since first listed

21 events — show timeline

• 2026-05-30 Listed $102,500 MARMLS
• 2018-01-31 Sold (Public Records) $117,000 Public Records
• 2018-01-30 Sold (MLS) $117,000 MLSNOW
• 2018-01-05 Pending — MLSNOW
• 2018-01-05 Listing Removed — MLSNOW
• 2018-01-02 Contingent — MLSNOW
• 2018-01-02 Relisted — MLSNOW
• 2018-01-01 Listing Removed — MLSNOW
• 2017-12-08 Contingent — MLSNOW
• 2017-11-15 Price Changed $119,900 MLSNOW
• 2017-09-22 Listed $125,000 MLSNOW
• 2017-07-17 Sold (MLS) $24,900 ABOR
• 2017-07-17 Sold (MLS) $24,900 MARMLS
• 2017-07-17 Sold (MLS) $29,400 MLSNOW
• 2017-06-01 Pending — MLSNOW
• 2017-05-04 Listed $32,500 MARMLS
• 2017-05-03 Listed $32,500 MLSNOW
• 2017-05-01 Listed $32,500 ABOR
• 1998-10-14 Sold (Public Records) $72,000 Public Records
• 1994-03-09 Sold (Public Records) $56,900 Public Records
• 1992-05-22 Sold (Public Records) $56,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,858 · -1.6% YoY. Source: county tax records.