9459 State Route 335 · Beaver, OH 45613

$49,500

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 216 Days on market

Built 1963

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor’s special! This 3-bedroom, 1-bath, two-story home in Beaver, OH offers great potential for those ready to roll up their sleeves. Featuring a front porch, storage shed, and a spacious lot, this property is in need of some TLC but could make a great investment or renovation project. Bring your vision and make it shine!

Key facts

• Front porch
• Storage shed
• Spacious lot

Tags

• FRONT PORCH
• STORAGE SHED
• SPACIOUS LOT

Property features AI

Exterior

• Parking: No designated parking
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Fenced yard; Stream on the property; Shed on the property; Level topography

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,069 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools D+, crime D+.
• Eastern Local School District (rural): math 48% / reading 57% proficiency, ranked #415 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; lower-income renter base — watch delinquency; 45 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $832 of equity ($342 loan paydown + $490 appreciation (1.0% local appreciation)).
• Pike County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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 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: 2.16% ✓
• Cap rate: 18.73%
• Cash-on-cash: 44.40%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 3.12×
• Total profit: $29,387
• Equity at exit: $16,875

10-year hold

• IRR: 43.2%
• Equity multiple: 6.17×
• Total profit: $71,678
• Equity at exit: $22,406

Cash invested: $13,860 (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 45613

• Home prices YoY: 0.5%
• Active inventory: 11
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $446

Break-even live

Break-even rent $506

Max offer price $49,500

Occupancy floor 53%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $49,500 Active 216 DOM
2. 2026-06-17
   days on market $49,500 Active 215 DOM
3. 2026-06-16
   days on market $49,500 Active 214 DOM
4. 2026-06-15
   days on market $49,500 Active 213 DOM
5. 2026-06-13
   days on market $49,500 Active 211 DOM
6. 2026-06-12
   days on market $49,500 Active 210 DOM
7. 2026-06-09
   days on market $49,500 Active 207 DOM
8. 2026-06-08
   days on market $49,500 Active 206 DOM
9. 2026-06-08
   remarks 327-char remark
10. 2026-06-08
    listed $49,500 Active 205 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: $633 · $53/mo
• Projected year-2 tax: $702 · $59/mo
• Expected delta: +$70/yr (+$6/mo · 11.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,848
• − Mortgage interest: −$2,773
• − Property taxes: −$633
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$1,440
• Taxable income: $4,902
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $4,181/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: Eastern Local School District
• NCES district ID: 3904912
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $42,279
• Composite: 44.09/100
• National rank: #2873
• State rank: #415 of 656 in OH

Livability — Beaver

• Score: 58/100
• State rank: #1069
• US rank: #21333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pike · 24,348 people
• Population (ZIP): 3,331
• Household income: $36,855
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 19.5

Population outlook (Pike County) Hauer SSP2

• Today (2025): 26,762 people
• By 2030: 25,744 · -3.8%
• By 2040: 23,509 · -12.2%
• By 2050: 21,090 · -21.2%
• By 2075: 15,765 · -41.1%
• By 2100: 11,361 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Scottish 4% Slovak 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.5%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.0pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.7 2016: R+36.7 2012: R+0.4 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.99%
• Current HPI: 199.2226
• 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

+41.4% since first listed

6 events — show timeline

• 2026-05-11 Relisted — AABOR
• 2026-05-11 Price Changed $49,500 AABOR
• 2026-02-06 Relisted — AABOR
• 2025-12-10 Price Changed $56,900 AABOR
• 2025-11-05 Listed $60,000 AABOR
• 2017-06-09 Sold (Public Records) $35,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $633 · +114.7% YoY. Source: county tax records.