128-130 Grandview Ave · Mingo Junction, OH 43938

$99,900

15 bd · 9.0 ba · 1,872 sqft · MultiFamily · 276 Days on market

Built 1956 Good condition 3,484 sqft lot $53/sqft · 14% below area Est $116k · 14% under ↓ 8% since listing

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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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Welcome to this exceptional top/bottom triplex, a rare opportunity to own a fully-rented (or owner-occupy ready) multi-family property with strong income potential and long-term upside. Whether you’re an investor looking to expand your portfolio or a homeowner seeking supplemental rental income, this property offers unmatched versatility. Each of the three units features private entrances, functional layouts, and abundant natural light. With a mix of 2 bed/1 bath units and an efficiency unit, these well-maintained units are designed for tenant comfort and ease of management. Separate utilities and ample storage make for efficient operation and lower overhead costs. Situated in a desirable neighborhood close to State Route 7, this property benefits from strong rental demand and a walkable location. Highlights include: Separate utilities for each unit, On-street parking, Strong rental history and low vacancy, Opportunity to increase rents or owner-occupy. Whether you’re house-hacking or building passive income, this top/bottom triplex is the smart buy you’ve been waiting for. Schedule a private showing today and start building equity from day one!

Key facts

• Separate utilities
• Private entrances
• Functional layouts

Tags

• PRIVATE ENTRANCES
• FUNCTIONAL LAYOUTS
• ABUNDANT NATURAL LIGHT
• SEPARATE UTILITIES
• AMPLE STORAGE
• WALKABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $436/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (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.
• Market conditions: 17 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $2,529/mo this rent would consume 53% of the median local household income ($57k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.53% ✓
• Cap rate: 22.00%
• Cash-on-cash: 56.09%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (median comp): $115,523
• List price: $99,900
• Delta: -13.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 54.5%
• Equity multiple: 3.40×
• Total profit: $67,127
• Equity at exit: $14,895

10-year hold

• IRR: 59.6%
• Equity multiple: 6.93×
• Total profit: $165,840
• Equity at exit: $8,638

Cash invested: $27,972 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,529 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $1,308

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 43%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,698
1× unit	1	1	$830
Total (3 units)			$2,529

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 276 DOM
2. 2026-06-18
   days on market $99,900 Active 275 DOM
3. 2026-06-17
   days on market $99,900 Active 274 DOM
4. 2026-06-16
   days on market $99,900 Active 273 DOM
5. 2026-06-15
   days on market $99,900 Active 272 DOM
6. 2026-06-14
   days on market $99,900 Active 270 DOM
7. 2026-06-12
   days on market $99,900 Active 269 DOM
8. 2026-06-09
   days on market $99,900 Active 266 DOM
9. 2026-06-08
   days on market $99,900 Active 265 DOM
10. 2026-06-07
    days on market $99,900 Active 264 DOM
11. 2026-06-04
    days on market $99,900 Active 260 DOM
12. 2026-06-02
    days on market $99,900 Active 259 DOM
13. 2026-06-01
    days on market $99,900 Active 258 DOM
14. 2026-05-31
    days on market $99,900 Active 257 DOM
15. 2026-05-31
    days on market $99,900 Active 256 DOM
16. 2026-04-29
    price $99,900 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to this exceptional top/bottom triplex, a rare opportunity to own a fully-rented (or owner-occupy ready) multi-family property with strong income potential and long-term upside. Whether you’re an investor looking to expand your portfolio or a homeowner seeking supplemental rental income, this property offers unmatched versatility. Each of the three units features private entrances, functional layouts, and abundant natural light. With a mix of 2 bed/1 bath units and an efficiency unit, these well-maintained units are designed for tenant comfort and ease of management. Separate utilities and ample storage make for efficient operation and lower overhead costs. Situated in a desirable neighborhood close to State Route 7, this property benefits from strong rental demand and a walkable location. Highlights include: Separate utilities for each unit, On-street parking, Strong rental history and low vacancy, Opportunity to increase rents or owner-occupy. Whether you’re house-hacking or building passive income, this top/bottom triplex is the smart buy you’ve been waiting for. Schedule a private showing today and start building equity from day one!

17. 2026-04-11
    status Active 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to this exceptional top/bottom triplex, a rare opportunity to own a fully-rented (or owner-occupy ready) multi-family property with strong income potential and long-term upside. Whether you’re an investor looking to expand your portfolio or a homeowner seeking supplemental rental income, this property offers unmatched versatility. Each of the three units features private entrances, functional layouts, and abundant natural light. With a mix of 2 bed/1 bath units and an efficiency unit, these well-maintained units are designed for tenant comfort and ease of management. Separate utilities and ample storage make for efficient operation and lower overhead costs. Situated in a desirable neighborhood close to State Route 7, this property benefits from strong rental demand and a walkable location. Highlights include: Separate utilities for each unit, On-street parking, Strong rental history and low vacancy, Opportunity to increase rents or owner-occupy. Whether you’re house-hacking or building passive income, this top/bottom triplex is the smart buy you’ve been waiting for. Schedule a private showing today and start building equity from day one!

18. 2025-11-09
    historical Contingent 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to this exceptional top/bottom triplex, a rare opportunity to own a fully-rented (or owner-occupy ready) multi-family property with strong income potential and long-term upside. Whether you’re an investor looking to expand your portfolio or a homeowner seeking supplemental rental income, this property offers unmatched versatility. Each of the three units features private entrances, functional layouts, and abundant natural light. With a mix of 2 bed/1 bath units and an efficiency unit, these well-maintained units are designed for tenant comfort and ease of management. Separate utilities and ample storage make for efficient operation and lower overhead costs. Situated in a desirable neighborhood close to State Route 7, this property benefits from strong rental demand and a walkable location. Highlights include: Separate utilities for each unit, On-street parking, Strong rental history and low vacancy, Opportunity to increase rents or owner-occupy. Whether you’re house-hacking or building passive income, this top/bottom triplex is the smart buy you’ve been waiting for. Schedule a private showing today and start building equity from day one!

19. 2025-09-16
    listed $109,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to this exceptional top/bottom triplex, a rare opportunity to own a fully-rented (or owner-occupy ready) multi-family property with strong income potential and long-term upside. Whether you’re an investor looking to expand your portfolio or a homeowner seeking supplemental rental income, this property offers unmatched versatility. Each of the three units features private entrances, functional layouts, and abundant natural light. With a mix of 2 bed/1 bath units and an efficiency unit, these well-maintained units are designed for tenant comfort and ease of management. Separate utilities and ample storage make for efficient operation and lower overhead costs. Situated in a desirable neighborhood close to State Route 7, this property benefits from strong rental demand and a walkable location. Highlights include: Separate utilities for each unit, On-street parking, Strong rental history and low vacancy, Opportunity to increase rents or owner-occupy. Whether you’re house-hacking or building passive income, this top/bottom triplex is the smart buy you’ve been waiting for. Schedule a private showing today and start building equity from day one!

ⓘ 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 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: $30,348
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$2,906
• Taxable income: $14,992
• Est. tax owed @ 24.0%: −$3,598
• After-tax cash flow: $12,092/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 · 8 photos

Good 75/100 Cosmetic rehab

This fully-rented triplex is in good condition with minor repairs needed. It offers a good investment opportunity with potential for both resale and rental value through cosmetic updates.

Repairs flagged

• Minor Kitchen cabinets — Worn but still functional.
• Minor Bathroom fixtures — Basic and dated design.
• Minor Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace carpet in bedrooms — New carpet improves comfort and appearance.
• Both Landscaping and curb appeal — Aesthetic improvements attract more tenants and buyers.
• Rental HVAC maintenance — A clean and efficient HVAC system reduces utility costs and tenant complaints.
• Both Update kitchen and bathrooms — Modernizing these spaces increases both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn but still functional.	Minor	$500–3,000
Bathroom fixtures · Basic and dated design.	Minor	$500–3,000
Landscaping · Overgrown and needs trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet in bedrooms — New carpet improves comfort and appearance. ↑
• Both Landscaping and curb appeal — Aesthetic improvements attract more tenants and buyers. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system reduces utility costs and tenant complaints. ↑
• Both Update kitchen and bathrooms — Modernizing these spaces increases 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: 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

-8.3% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $99,900 MLSNOW
• 2026-04-11 Relisted — MLSNOW
• 2025-11-09 Contingent — MLSNOW
• 2025-09-16 Listed $109,000 MLSNOW