132 N Sugar St · St. Clairsville, OH 43950

$195,000

4 bd · 3.0 ba · 1,536 sqft · MultiFamily · 31 Days on market

Built 1948 Fair condition 0.33 ac lot ↓ 11% since listing

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Don't miss your chance to own this wonderful income producing home in St Clairsville. Larger unit has 1 bed, living room, dining room, kitchen and bath on the main floor. There are 2 beds upstairs and a bath in the basement. The other side unit has 1 bed, open concept kitchen, dining and living room. Main unit has an integral 1 car garage. This home sits on a beautiful level corner lot with a paved driveway and an additional parking area in the rear.

Key facts

• Open concept kitchen
• Paved driveway
• Level corner lot

Tags

• INCOME PRODUCING HOME
• OPEN CONCEPT KITCHEN
• LEVEL CORNER LOT
• PAVED DRIVEWAY
• ADDITIONAL PARKING AREA

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Driveway; Off-street parking; Attached garage with 1 garage space
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single building; Above-grade finished area approximately 1,536 (source: assessor)
• Construction: Aluminum siding; Asphalt shingle roof; Year built per public records
• Exterior features: Corner lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: One 1-bedroom unit (leased); One 3-bedroom unit (leased)
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms total; 1 bathroom in the 1-bedroom unit; 2 bathrooms in the 3-bedroom unit
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with bath rough-in/stubbed; Total of 10 rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-5 ($-55/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (12.8% below list).
• Recommended offer: $170k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.1% in St. Clairsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St Clairsville-Richland City (suburban): math 57% / reading 71% proficiency, ranked #220 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St Clairsville Elementary School (math 70% / reading 71%, grade A-, #376 of 1,584 statewide, top 24%, 600 students, 28% FRL); St Clairsville Middle School (math 52% / reading 70%, grade B+, #252 of 654 statewide, top 39%, 510 students, 44% FRL); St Clairsville High School (math 52% / reading 72%, grade B-, #202 of 781 statewide, top 29%, 482 students, 0% FRL) — zoned schools average 24% FRL vs 40% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 61 active listings in the ZIP; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000 (12.8% 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 31 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-31,866
• Equity at exit: $29,075

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-28,021
• Equity at exit: $16,860

Cash invested: $54,600 (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 43950

• Home prices YoY: -29.5%
• Active inventory: 61
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-5

Break-even live

Break-even rent $1,706

Max offer price $194,334

Occupancy floor 95%

Sensitivity live

Price	-10% $130	-5% $63	+0% $-5	+5% $-72	+10% $-139
Rent	-10% $-139	-5% $-72	+0% $-5	+5% $63	+10% $130
Rate	-1.0pp $94	-0.5pp $45	base $-5	+0.5pp $-55	+1.0pp $-107

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$850
1× unit	2	1	$850
Total (2 units)			$1,700

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $195,000 Active 31 DOM
2. 2026-06-21
   days on market $195,000 Active 30 DOM
3. 2026-06-21
   days on market $195,000 Active 29 DOM
4. 2026-06-18
   days on market $195,000 Active 27 DOM
5. 2026-06-18
   price $195,000 Active 26 DOM
6. 2026-06-17
   days on market $220,000 Active 26 DOM
7. 2026-06-16
   days on market $220,000 Active 25 DOM
8. 2026-06-16
   status $220,000 Active 24 DOM
9. 2026-06-15
   days on market $220,000 Contingent 24 DOM
10. 2026-06-13
    days on market $220,000 Contingent 22 DOM
11. 2026-06-12
    days on market $220,000 Contingent 21 DOM
12. 2026-06-09
    days on market $220,000 Contingent 18 DOM
13. 2026-06-08
    days on market $220,000 Contingent 17 DOM
14. 2026-06-08
    days on market $220,000 Contingent 16 DOM
15. 2026-06-04
    days on market $220,000 Contingent 12 DOM
16. 2026-06-03
    status $220,000 Contingent 11 DOM
17. 2026-06-02
    days on market $220,000 Active 11 DOM
18. 2026-06-01
    days on market $220,000 Active 10 DOM
19. 2026-05-31
    days on market $220,000 Active 9 DOM
20. 2026-05-21
    listed $220,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,673
• Taxable loss: −$3,360
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $751/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family home requires moderate rehabilitation, focusing on the roof and exterior. Improvements in these areas would significantly enhance its value and appeal to buyers or renters.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Moderate exterior siding — Some wear and discoloration is visible, indicating a need for repair or repainting.
• Minor HVAC system — No specific issues are visible, but maintenance may be needed to ensure efficiency.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and value.
• Resale Exterior painting and siding repair — Fresh paint and repairs would enhance curb appeal and property value.
• Rental HVAC system maintenance or replacement — A functional HVAC system is crucial for tenant satisfaction and rental value.
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can boost both resale and rental values.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
exterior siding · Some wear and discoloration is visible, indicating a need for repair or repainting.	Moderate	$3,000–15,000
HVAC system · No specific issues are visible, but maintenance may be needed to ensure efficiency.	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and value. ↑
• Resale Exterior painting and siding repair — Fresh paint and repairs would enhance curb appeal and property value. ↑
• Rental HVAC system maintenance or replacement — A functional HVAC system is crucial for tenant satisfaction and rental value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can boost both resale and rental values. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St Clairsville-Richland City
• NCES district ID: 3904599
• Math proficiency: 57% ▼ -12.00%
• Reading proficiency: 71% ▼ -4.00%
• Median HH income: $54,816
• Composite: 54.8/100
• National rank: #1314
• State rank: #220 of 656 in OH

Livability — St. Clairsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Clairsville, OH
• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 16,422
• Household income: $73,135
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 8.5

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Slovak 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -74.90%
• Current HPI: 179.0223
• 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

-11.4% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $195,000 MLSNOW
• 2026-06-15 Relisted — MLSNOW
• 2026-06-02 Contingent — MLSNOW
• 2026-05-21 Listed $220,000 MLSNOW