8587 County Road 15 · Rayland, OH 43943

$125,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 123 Days on market

Built 1956 1.58 ac lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a ranch style home? Here you go, three bedrooms, eat in kitchen, living with big window to enjoy the view, two full bathrooms, the bathroom off the primary bedroom is handicap accessible. The full-size basement offers the laundry area and room that if you use it for what like. The property is handicap accessible with a screen in porch on the front and a deck off the primary bathroom, a patio area to enjoy your day and also a two-car garage.

Key facts

• Screen in porch
• Patio area
• 1.58 acre lot

Tags

• SCREEN IN PORCH
• DECK OFF PRIMARY BATHROOM
• PATIO AREA

Property features AI

Finance

• Financial info: Annual tax amount available (financial details excluded per instructions)

Exterior

• Parking: 2-car garage; Asphalt driveway
• Utilities: Public water; Septic tank
• Home design: Single-story home; Vinyl siding; Aluminum roof; Block foundation
• Construction: Built year from public records; Vinyl siding construction; Aluminum roof; Block foundation
• Exterior features: 1.58-acre lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Heating by baseboard and forced air
• Interior features: Finished basement; Total of 5 rooms
• Laundry & utility: No specific laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-81 ($-976/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (22.4% below list).
• Recommended offer: $97k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#635 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Buckeye Local (rural): math 44% / reading 53% proficiency, ranked #471 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.6% local appreciation)).
• 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 123 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,996 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $777
• Equity at exit: $46,519

10-year hold

• IRR: 4.8%
• Equity multiple: 1.63×
• Total profit: $22,060
• Equity at exit: $64,911

Cash invested: $35,000 (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 43943

• Home prices YoY: 1.1%
• Active inventory: 9
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-81

Break-even live

Break-even rent $1,073

Max offer price $110,631

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 123 DOM
2. 2026-06-17
   price $125,000 Active 122 DOM
3. 2026-06-17
   days on market $130,000 Active 122 DOM
4. 2026-06-16
   days on market $130,000 Active 121 DOM
5. 2026-06-15
   days on market $130,000 Active 120 DOM
6. 2026-06-13
   days on market $130,000 Active 118 DOM
7. 2026-06-12
   days on market $130,000 Active 117 DOM
8. 2026-06-09
   days on market $130,000 Active 114 DOM
9. 2026-06-08
   days on market $130,000 Active 113 DOM
10. 2026-06-07
    days on market $130,000 Active 112 DOM
11. 2026-06-07
    days on market $130,000 Active 111 DOM
12. 2026-06-04
    days on market $130,000 Active 108 DOM
13. 2026-06-02
    days on market $130,000 Active 107 DOM
14. 2026-06-01
    days on market $130,000 Active 106 DOM
15. 2026-05-31
    remarks 456-char remark
16. 2026-05-31
    listed $130,000 Active 105 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: $1,014 · $84/mo
• Projected year-2 tax: $1,482 · $123/mo
• Expected delta: +$468/yr (+$39/mo · 46.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $11,640
• − Mortgage interest: −$7,002
• − Property taxes: −$1,014
• − Insurance: −$1,292
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$3,636
• Taxable loss: −$3,166
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $-216/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: Buckeye Local
• NCES district ID: 3904778
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $41,332
• Composite: 40.68/100
• National rank: #3673
• State rank: #471 of 656 in OH

Livability — Rayland

• Score: 66/100
• State rank: #635
• US rank: #11212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson · 64,369 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 3,288
• Household income: $49,569
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 5.9

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 (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Romanian 15% Polish 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · 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: ▲ 1.58%
• Current HPI: 138.7959
• 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

+73.3% since first listed

8 events — show timeline

• 2026-05-03 Relisted — MLSNOW
• 2026-04-21 Contingent — MLSNOW
• 2026-04-09 Relisted — MLSNOW
• 2026-03-29 Contingent — MLSNOW
• 2026-02-26 Relisted — MLSNOW
• 2026-02-17 Contingent — MLSNOW
• 2026-02-13 Listed $130,000 MLSNOW
• 2019-04-08 Sold (Public Records) $75,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,014 · +0.2% YoY. Source: county tax records.