56390 Boyd Ave · Wolfhurst, OH 43912

$95,000

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 24 Days on market

Built 1946 0.80 ac lot Est $136k · 30% 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).

• Cash flow +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• DSCR +5.9/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 56390 Boyd Avenue, located in the charming town of Bridgeport, OH! This raised ranch benefits from a desirable location on a dead end street with convenient access to local amenities, including shops, restaurants, parks, and schools and I-70. This property presents an excellent opportunity as both a starter home or a rental property to add to your portfolio. This Bridgeport home offers several recent updates and sits on 0.8 acre for you to enjoy. The main floor consists of two roomy bedrooms, a full bath off the entryway, an eat-in kitchen, a living room and a half bath that serves that master bedroom. In the basement, a room has been dry-walled and offers potential extra living space. Recent updates include a new metal roof, upgraded gas furnace, select siding replaced, new gutters along back of the home and pex plumbing. Book your showing now so you don't miss out on the chance to own or invest in 56390 Boyd Avenue!

Key facts

• Easy access to i-70
• Easy access to parks
• 0.8 acre lot

Tags

• QUIET DEAD-END STREET
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO I-70

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Aluminum siding; Metal roof
• Construction: Aluminum siding construction; Metal roof
• Exterior features: Patio; Porch; Property on a dead-end lot

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Forced air gas heating
• Interior features: Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $85k (10.5% below list).
• Recommended offer: $85k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#831 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Bridgeport Exempted Village (suburban): math 49% / reading 57% proficiency, ranked #429 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $3k appreciation (2.7% local appreciation)).
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $63k; list at $95k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000 (10.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 0.89% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $135,888
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56559 Boyd Ave	0.21mi	2/1.0	1,100 (-8%)	8mo	$93,000	$85	71
1123 Minellen Dr	0.70mi	2/1.5	1,216 (+2%)	5mo	$139,000	$114	58
8 Frederick St	0.52mi	2/1.5	1,120 (-6%)	14mo	$145,000	$129	52
1116 Howard St	0.72mi	2/1.0	1,360 (+14%)	12mo	$55,000	$40	33
9 Poplar St	0.68mi	3/1.5 (+1)	1,344 (+13%)	11mo	$165,000	$123	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.61×
• Total profit: $16,127
• Equity at exit: $41,196

10-year hold

• IRR: 13.2%
• Equity multiple: 2.90×
• Total profit: $50,554
• Equity at exit: $62,330

Cash invested: $26,600 (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 43912

• Home prices YoY: 1.7%
• Active inventory: 40
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $97

Break-even live

Break-even rent $728

Max offer price $95,000

Occupancy floor 84%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55178 Maple Ave Bridgeport, OH	2.0	1.5	1002	$850	$0.85	44d	1	1.38mi

Listing history 21 events

1. 2026-06-19
   days on market $95,000 Active 24 DOM
2. 2026-06-18
   days on market $95,000 Active 23 DOM
3. 2026-06-17
   days on market $95,000 Active 22 DOM
4. 2026-06-16
   days on market $95,000 Active 21 DOM
5. 2026-06-15
   days on market $95,000 Active 20 DOM
6. 2026-06-14
   days on market $95,000 Active 18 DOM
7. 2026-06-12
   days on market $95,000 Active 17 DOM
8. 2026-06-09
   days on market $95,000 Active 14 DOM
9. 2026-06-08
   days on market $95,000 Active 13 DOM
10. 2026-06-07
    days on market $95,000 Active 12 DOM
11. 2026-06-03
    days on market $95,000 Active 8 DOM
12. 2026-06-02
    days on market $95,000 Active 7 DOM
13. 2026-06-01
    days on market $95,000 Active 6 DOM
14. 2026-05-31
    days on market $95,000 Active 5 DOM
15. 2026-05-30
    days on market $95,000 Active 4 DOM
16. 2026-05-26
    listed $95,000 Active
17. 2023-07-28
    soldstatus $62,667
18. 2023-06-19
    soldstatus $47,000 Closed 942-char remark

    Show marketing remark (942 chars)

    Welcome to 56390 Boyd Avenue, located in the charming town of Bridgeport, OH! This raised ranch benefits from a desirable location on a dead end street with convenient access to local amenities, including shops, restaurants, parks, and schools and I-70. This property presents an excellent opportunity as both a starter home or a rental property to add to your portfolio. This Bridgeport home offers several recent updates and sits on 0.8 acre for you to enjoy. The main floor consists of two roomy bedrooms, a full bath off the entryway, an eat-in kitchen, a living room and a half bath that serves that master bedroom. In the basement, a room has been dry-walled and offers potential extra living space. Recent updates include a new metal roof, upgraded gas furnace, select siding replaced, new gutters along back of the home and pex plumbing. Book your showing now so you don't miss out on the chance to own or invest in 56390 Boyd Avenue!

19. 2023-05-28
    historical Contingent 942-char remark

    Show marketing remark (942 chars)

    Welcome to 56390 Boyd Avenue, located in the charming town of Bridgeport, OH! This raised ranch benefits from a desirable location on a dead end street with convenient access to local amenities, including shops, restaurants, parks, and schools and I-70. This property presents an excellent opportunity as both a starter home or a rental property to add to your portfolio. This Bridgeport home offers several recent updates and sits on 0.8 acre for you to enjoy. The main floor consists of two roomy bedrooms, a full bath off the entryway, an eat-in kitchen, a living room and a half bath that serves that master bedroom. In the basement, a room has been dry-walled and offers potential extra living space. Recent updates include a new metal roof, upgraded gas furnace, select siding replaced, new gutters along back of the home and pex plumbing. Book your showing now so you don't miss out on the chance to own or invest in 56390 Boyd Avenue!

20. 2023-05-25
    listed $47,000 Active 942-char remark

    Show marketing remark (942 chars)

    Welcome to 56390 Boyd Avenue, located in the charming town of Bridgeport, OH! This raised ranch benefits from a desirable location on a dead end street with convenient access to local amenities, including shops, restaurants, parks, and schools and I-70. This property presents an excellent opportunity as both a starter home or a rental property to add to your portfolio. This Bridgeport home offers several recent updates and sits on 0.8 acre for you to enjoy. The main floor consists of two roomy bedrooms, a full bath off the entryway, an eat-in kitchen, a living room and a half bath that serves that master bedroom. In the basement, a room has been dry-walled and offers potential extra living space. Recent updates include a new metal roof, upgraded gas furnace, select siding replaced, new gutters along back of the home and pex plumbing. Book your showing now so you don't miss out on the chance to own or invest in 56390 Boyd Avenue!

21. 2023-01-17
    soldstatus $333

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: +$518/yr (+$43/mo · 116.1%)

ⓘ 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 ≥97°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: $10,200
• − Mortgage interest: −$5,321
• − Property taxes: −$446
• − Insurance: −$475
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,764
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,264/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: Bridgeport Exempted Village
• NCES district ID: 3904523
• Math proficiency: 49% ▼ -16.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $31,819
• Composite: 43.51/100
• National rank: #2992
• State rank: #429 of 656 in OH

Livability — Wolfhurst

• Score: 63/100
• State rank: #831
• US rank: #15483

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety F 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): 5,852
• Household income: $51,753
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 8.1

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.71%
• Current HPI: 159.7811
• 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

+102.1% since first listed

6 events — show timeline

• 2026-05-26 Listed $95,000 MLSNOW
• 2023-07-28 Sold (Public Records) $62,667 Public Records
• 2023-06-19 Sold (MLS) $47,000 MLSNOW
• 2023-05-28 Contingent — MLSNOW
• 2023-05-25 Listed $47,000 MLSNOW
• 2023-01-17 Sold (Public Records) $333 Public Records

Property tax history

+0.5%/yr

Latest (2025): $446 · +2.0% YoY. Source: county tax records.