213 Smithfield St · Dillonvale, OH 43917

$79,000

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 25 Days on market

Built 1900

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 STORY VINYL SIDED HOME ON . 6 ACRES. THERE ARE 3 BEDROOMS AND A HALF BATH UPSTAIRS AND EAT-IN KITCHEN, LARGE LIVING ROOM, FULL BATH ROOM AND LAUDRY ALL ON THE FIRST FLOOR. MAIN BATHROOM HAS JUST BEEN RE-MODELED AND ALSO HAS NEW CENTRAL AIR INSTALLED. FURNACE IS ABOUT 8 YEARS OLD AND THE OUTBUILDING IS 12X10 AND IS ABOUT 6 YEARS OLD. SIDING, WINDOWS AND ROOF ARE APPROXIMATELY 18-19 YERS OLD. OUTDOORS OFFERS A 2 CAR GARAGE BUT ONLY HAS 1 DOOR, CONCRETE PATIO ON THE BACK SIDE OF THE HOME FOR ENTERTAINING AND A HUGE LOT NEXT TO THE HOUSE FOR WHATEVER IDEAS YOU MAY HAVE. CALL FOR YOUR PRIVATE VIEWING PRICE IS FIRM SELLING AS-IS CONDITION

Key facts

• 2 garage spots
• Built 1900
• Listed 25 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Two-car garage
• Utilities: Oil heating; Central air conditioning
• Home design: Two-story; Aluminum siding
• Construction: Aluminum siding exterior
• Exterior features: Residential zoning

Interior

• Bedrooms: Second-level bedrooms: 9 x 9; 10 x 10; 8 x 8
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Baseboard heating (oil); Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#71 in OH, #1,093 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities D.
• 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: 8 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 $42 of equity ($546 loan paydown + $-504 appreciation (-0.6% local appreciation)).
• Jefferson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $65k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.48% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.72%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.94×
• Total profit: $20,854
• Equity at exit: $20,452

10-year hold

• IRR: 25.2%
• Equity multiple: 3.66×
• Total profit: $58,805
• Equity at exit: $22,678

Cash invested: $22,120 (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 43917

• Home prices YoY: -0.3%
• Active inventory: 8
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $400

Break-even live

Break-even rent $662

Max offer price $79,000

Occupancy floor 61%

Sensitivity live

Price	-10% $445	-5% $423	+0% $400	+5% $378	+10% $356
Rent	-10% $308	-5% $354	+0% $400	+5% $447	+10% $493
Rate	-1.0pp $440	-0.5pp $420	base $400	+0.5pp $380	+1.0pp $359

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $79,000 Active 25 DOM
2. 2026-06-18
   days on market $79,000 Active 23 DOM
3. 2026-06-17
   days on market $79,000 Active 22 DOM
4. 2026-06-16
   days on market $79,000 Active 21 DOM
5. 2026-06-15
   days on market $79,000 Active 20 DOM
6. 2026-06-13
   days on market $79,000 Active 18 DOM
7. 2026-06-12
   days on market $79,000 Active 17 DOM
8. 2026-06-09
   days on market $79,000 Active 14 DOM
9. 2026-06-08
   days on market $79,000 Active 13 DOM
10. 2026-06-07
    days on market $79,000 Active 12 DOM
11. 2026-06-07
    days on market $79,000 Active 11 DOM
12. 2026-06-04
    days on market $79,000 Active 8 DOM
13. 2026-06-02
    days on market $79,000 Active 7 DOM
14. 2026-06-01
    days on market $79,000 Active 6 DOM
15. 2026-05-31
    remarks 180-char remark
16. 2026-05-31
    listed $79,000 Active 5 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: $914 · $76/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: +$159/yr (+$13/mo · 17.4%)

ⓘ 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 4/10 Moderate 8 d/yr ≥96°F today · 20 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: $14,031
• − Mortgage interest: −$4,425
• − Property taxes: −$914
• − Insurance: −$395
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,298
• Taxable income: $3,754
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $3,903/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 — Dillonvale

• Score: 82/100
• State rank: #71
• US rank: #1093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dillonvale, OH
• County: Jefferson · 64,369 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 2,647
• Household income: $60,750
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 38.0

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 19% Hungarian 4% Slovak 3%
• Foreign-born: 0%

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: ▼ -0.64%
• Current HPI: 234.9381
• 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

+364.7% since first listed

15 events — show timeline

• 2026-05-26 Listed $79,000 Dayton MLS
• 2026-04-06 Sold (Public Records) $65,360 Public Records
• 2023-07-10 Sold (Public Records) $82,000 Public Records
• 2023-07-06 Sold (MLS) $82,000 MLSNOW
• 2023-06-27 Pending — MLSNOW
• 2023-05-13 Contingent — MLSNOW
• 2023-02-03 Price Changed $82,000 MLSNOW
• 2022-12-28 Relisted — MLSNOW
• 2022-12-26 Listing Removed — MLSNOW
• 2022-11-13 Price Changed $89,900 MLSNOW
• 2022-10-25 Price Changed $95,900 MLSNOW
• 2022-09-24 Relisted — MLSNOW
• 2022-07-06 Contingent — MLSNOW
• 2022-06-26 Listed $99,900 MLSNOW
• 1991-08-15 Sold (Public Records) $17,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $914 · +39.0% YoY. Source: county tax records.