401 5th St · Wellsville, OH 43968

$95,000

4 bd · 1.5 ba · 2,138 sqft · SingleFamily public records · 40 Days on market

Built 1904 2,478 sqft lot $44/sqft · 13% below area Est $109k · 13% under ↓ 5% 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 +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.9/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

Key facts

• Covered front porch
• Fenced in yard
• Gabled roofline

Tags

• GABLED ROOFLINE
• COVERED FRONT PORCH
• FENCED IN YARD
• UNIQUE ARCHITECTURAL DETAILS

Property features AI

Exterior

• Parking: No garage; On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Under construction
• Construction: Vinyl siding; Shingle roof; Built per public records
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Has unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#505 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Wellsville Local (town): math 34% / reading 46% proficiency, ranked #546 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $2k appreciation (1.8% local appreciation)).
• Columbiana County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $109,097
• List price: $95,000
• Delta: -12.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Riverside Ave	0.15mi	4/1.0	1,936 (-9%)	2mo	$166,500	$86	73
934 Main St	0.41mi	3/1.5 (-1)	2,102 (-2%)	8mo	$103,500	$49	66
609 Broadway	0.16mi	4/2.0	1,895 (-11%)	7mo	$145,000	$77	66
316 Ninth	0.35mi	3/1.0 (-1)	1,843 (-14%)	14mo	$150,000	$81	42
1142 Main St	0.64mi	4/1.5	1,868 (-13%)	16mo	$15,000	$8	36

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

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.06×
• Total profit: $28,328
• Equity at exit: $36,480

10-year hold

• IRR: 22.2%
• Equity multiple: 3.88×
• Total profit: $76,663
• Equity at exit: $51,781

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 43968

• Home prices YoY: 1.0%
• Active inventory: 20
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $357

Break-even live

Break-even rent $807

Max offer price $95,000

Occupancy floor 67%

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: —

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 40 DOM
2. 2026-06-17
   days on market $95,000 Active 39 DOM
3. 2026-06-16
   days on market $95,000 Active 38 DOM
4. 2026-06-15
   days on market $95,000 Active 37 DOM
5. 2026-06-13
   days on market $95,000 Active 35 DOM
6. 2026-06-12
   days on market $95,000 Active 34 DOM
7. 2026-06-09
   days on market $95,000 Active 31 DOM
8. 2026-06-08
   days on market $95,000 Active 30 DOM
9. 2026-06-08
   days on market $95,000 Active 29 DOM
10. 2026-06-07
    days on market $95,000 Active 28 DOM
11. 2026-06-04
    days on market $95,000 Active 25 DOM
12. 2026-06-02
    days on market $95,000 Active 24 DOM
13. 2026-06-01
    days on market $95,000 Active 23 DOM
14. 2026-05-31
    days on market $95,000 Active 22 DOM
15. 2026-05-07
    listed $109,900 Active 346-char remark
16. 2019-02-15
    soldstatus $75,000 Sold 437-char remark

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

17. 2019-02-15
    soldstatus $75,000

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

18. 2019-02-15
    status Pending 437-char remark

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

19. 2019-01-31
    historical Contingent 437-char remark

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

20. 2019-01-24
    price $79,900 437-char remark

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

21. 2018-11-18
    price $89,900 437-char remark

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

22. 2018-10-05
    price $94,500 437-char remark

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

23. 2018-07-11
    listed $99,900 Active 437-char remark

    Show marketing remark (437 chars)

    MOYIVATED SELLER. SELLER WILL ASSIST WITH BUYERS CLOSING COSTS. Lots of room in this 4 Bedroom, two story home sitting on corner lot. Office on first floor has full wall of built ins. Master bedrroom with master bath also has attached laundry room. Home has had many updates, including roof, kitchen, baths, electric, and furnace. Outside has new patio area with fenced in yard for that outdoor privacy. Call for your private tour today.

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$143/yr (+$12/mo · 12.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 19 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: $15,105
• − Mortgage interest: −$5,321
• − Property taxes: −$1,196
• − Insurance: −$475
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$2,764
• Taxable income: $2,933
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,580/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: Wellsville Local
• NCES district ID: 3904503
• Math proficiency: 34% ▼ -26.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $35,795
• Composite: 33.09/100
• National rank: #5563
• State rank: #546 of 656 in OH

Livability — Wellsville

• Score: 69/100
• State rank: #505
• US rank: #8502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsville, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 6,445
• Household income: $62,172
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 11.8

Population outlook (Columbiana County) Hauer SSP2

• Today (2025): 98,353 people
• By 2030: 94,225 · -4.2%
• By 2040: 85,169 · -13.4%
• By 2050: 76,157 · -22.6%
• By 2075: 58,451 · -40.6%
• By 2100: 42,805 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3%
• Common ancestry: Serbian 5% Romanian 4% Iranian 2%

Political lean MEDSL · Columbiana

• 2024 margin: Solid R (+49.0) · D 25.1% · R 74.1%
• 2008→2024 swing: -41.4pp toward R · 2008: -7.6pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+44.9 2016: R+41.6 2012: R+12.0 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 181.4494
• 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

-4.9% since first listed

10 events — show timeline

• 2026-05-27 Price Changed $95,000 MLSNOW
• 2026-05-07 Listed $109,900 MLSNOW
• 2019-02-15 Sold (Public Records) $75,000 Public Records
• 2019-02-15 Sold (MLS) $75,000 MLSNOW
• 2019-02-15 Pending — MLSNOW
• 2019-01-31 Contingent — MLSNOW
• 2019-01-24 Price Changed $79,900 MLSNOW
• 2018-11-18 Price Changed $89,900 MLSNOW
• 2018-10-05 Price Changed $94,500 MLSNOW
• 2018-07-11 Listed $99,900 MLSNOW

Property tax history

+7.8%/yr

Latest (2025): $1,196 · +9.6% YoY. Source: county tax records.