333 Woodlawn Rd · Steubenville, OH 43952

$90,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 105 Days on market

Built 1950 0.45 ac lot $134/sqft · 640% above area ↓ 5% since listing

---

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
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious brick ranch offers over 1,800 square feet of living space with a distinctive design and plenty of character. The home features 3 bedrooms, 2 full baths, two living areas, an oversized basement, an enclosed porch, and a 2-car attached garage with a paved driveway. The backyard includes an additional detached 2-car garage topped by a 672-square-foot apartment, providing excellent potential

Key facts

• 0.45 acre lot
• 4 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $63 ($756/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 $87k (3.7% below list).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.2% in Steubenville — 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 76/100 on livability (#214 in OH, #3,318 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• Steubenville City (urban): math 74% / reading 71% proficiency, ranked #150 of 656 in OH (top 23%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 98 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $32,647
• List price: $90,000
• Delta: 175.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-10,561
• Equity at exit: $13,419

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-3,980
• Equity at exit: $7,782

Cash invested: $25,200 (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 43952

• Active inventory: 98
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $63

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 88%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 N 4th St Unit 11 Steubenville, OH	1.0	1.0	700	$675	$0.96	44d	1	1.00mi
302 N 3rd St Unit A Steubenville, OH	1.0	1.0	700	$800	$1.14	44d	1	1.12mi

Listing history 16 events

1. 2026-06-19
   days on market $90,000 Active 105 DOM
2. 2026-06-18
   days on market $90,000 Active 104 DOM
3. 2026-06-17
   days on market $90,000 Active 103 DOM
4. 2026-06-16
   days on market $90,000 Active 102 DOM
5. 2026-06-15
   days on market $90,000 Active 101 DOM
6. 2026-06-14
   days on market $90,000 Active 99 DOM
7. 2026-06-12
   days on market $90,000 Active 98 DOM
8. 2026-06-09
   days on market $90,000 Active 95 DOM
9. 2026-06-08
   days on market $90,000 Active 94 DOM
10. 2026-06-07
    days on market $90,000 Active 93 DOM
11. 2026-06-05
    days on market $90,000 Active 91 DOM
12. 2026-06-04
    days on market $90,000 Active 89 DOM
13. 2026-06-02
    days on market $90,000 Active 88 DOM
14. 2026-06-01
    days on market $90,000 Active 87 DOM
15. 2026-04-13
    price $90,000 404-char remark

    Show marketing remark (404 chars)

    This spacious brick ranch offers over 1,800 square feet of living space with a distinctive design and plenty of character. The home features 3 bedrooms, 2 full baths, two living areas, an oversized basement, an enclosed porch, and a 2-car attached garage with a paved driveway. The backyard includes an additional detached 2-car garage topped by a 672-square-foot apartment, providing excellent potential

16. 2026-02-28
    listed $95,000 Active 404-char remark

    Show marketing remark (404 chars)

    This spacious brick ranch offers over 1,800 square feet of living space with a distinctive design and plenty of character. The home features 3 bedrooms, 2 full baths, two living areas, an oversized basement, an enclosed porch, and a 2-car attached garage with a paved driveway. The backyard includes an additional detached 2-car garage topped by a 672-square-foot apartment, providing excellent potential

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,404
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,618
• Taxable loss: −$720
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $928/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: Steubenville City
• NCES district ID: 3904482
• Math proficiency: 74% ▼ -15.00%
• Reading proficiency: 71% ▼ -11.00%
• Median HH income: $29,668
• Composite: 59.52/100
• National rank: #920
• State rank: #150 of 656 in OH

Livability — Steubenville

• Score: 76/100
• State rank: #214
• US rank: #3318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steubenville, OH
• County: Jefferson County · 17,836 people
• City population: 17,836
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 17,836
• Household income: $47,624
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 601.0

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 (76%)
• Race & ethnicity: White 76% Black 13% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -124.13%
• Current HPI: 183.5034
• Rent YoY: —
• Metro: Weirton-Steubenville, WV-OH
• 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

-5.3% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $90,000 MLSNOW
• 2026-02-28 Listed $95,000 MLSNOW

Property tax history

+11.9%/yr

Latest (2025): $5,392 · +193.7% YoY. Source: county tax records.