1243 State Route 167 · Jefferson, OH 44047

$140,000

4 bd · 1.0 ba · 1,976 sqft · SingleFamily public records · 17 Days on market

Built 1900 9.30 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 story farmhouse brings home that nostalgic country feel that many homes do not have. The rooms are very large and open into each other, creating a spacious atmosphere. Sliding doors to the back open onto a surrounding deck with views of yard and pond. Family room has a woodburner supplying additional warmth. The eat in kitchen is truly country style with doorways to dining room. Mud/utility room is 11x18, allowing for lots of extra space. There are ceiling fans throughout the house and many newer windows, allowing for lots of daylight. Furnace is 8-10 years old. Older block barn/garage has metal roof, is 2 story and has lots of extra storage. Great workshop and/or barn for animals of your choice. Lots of charm. Dinner bell does not stay. Water from pond system. Acreage is approximate; subject to survey at Seller's expense.

Key facts

• 1/2 acre pond
• Some woods
• Oversized garage

Tags

• OVER 9 COUNTRY ACRES
• 1/2 ACRE POND
• OVERSIZED GARAGE
• SOME WOODS
• OPEN AREA FOR PASTURE
• GARAGE BARN WORKSHOP

Property features AI

Exterior

• Parking: Detached garage; Three garage spaces; Garage faces front; Gravel parking; Workshop in garage
• Utilities: Private water; Septic tank
• Home design: Two-story home; Block foundation; Has a view; Property listed as fixer
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Private lot with pond; Playground; Deck; Shed(s)

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Full basement; Wood burning stove (fireplace)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $77 ($928/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.7% below list).
• Recommended offer: $136k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#506 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Jefferson Area Local (rural): math 46% / reading 62% proficiency, ranked #382 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ashtabula County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $140k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $136,176 (2.7% 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 B-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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $343,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 State Route 167	0.07mi	4/2.0	2,200 (+11%)	15mo	$382,500	$174	62
1510 Garrett Rd	0.57mi	4/3.5	1,920 (-3%)	10mo	$447,000	$233	50
1090 E Jefferson St	0.65mi	3/1.0 (-1)	1,916 (-3%)	12mo	$150,000	$78	49

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-17,719
• Equity at exit: $20,874

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-8,923
• Equity at exit: $12,105

Cash invested: $39,200 (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 44047

• Home prices YoY: -23.3%
• Active inventory: 25
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $77

Break-even live

Break-even rent $1,264

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $157	-5% $117	+0% $77	+5% $38	+10% $-2
Rent	-10% $-30	-5% $24	+0% $77	+5% $131	+10% $185
Rate	-1.0pp $148	-0.5pp $113	base $77	+0.5pp $41	+1.0pp $4

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   statusdays on market $140,000 Pending 17 DOM
2. 2026-06-12
   pricedays on market $140,000 Active 16 DOM
3. 2026-06-09
   days on market $150,000 Active 13 DOM
4. 2026-06-08
   days on market $150,000 Active 12 DOM
5. 2026-06-08
   days on market $150,000 Active 11 DOM
6. 2026-06-05
   days on market $150,000 Active 9 DOM
7. 2026-06-04
   days on market $150,000 Active 7 DOM
8. 2026-06-02
   days on market $150,000 Active 6 DOM
9. 2026-06-01
   days on market $150,000 Active 5 DOM
10. 2026-05-31
    days on market $150,000 Active 4 DOM
11. 2026-05-12
    listed $140,000 Active 1122-char remark
12. 2026-04-06
    soldstatus $49,200
13. 2016-10-12
    soldstatus $111,000 Sold 841-char remark

    Show marketing remark (841 chars)

    This 2 story farmhouse brings home that nostalgic country feel that many homes do not have. The rooms are very large and open into each other, creating a spacious atmosphere. Sliding doors to the back open onto a surrounding deck with views of yard and pond. Family room has a woodburner supplying additional warmth. The eat in kitchen is truly country style with doorways to dining room. Mud/utility room is 11x18, allowing for lots of extra space. There are ceiling fans throughout the house and many newer windows, allowing for lots of daylight. Furnace is 8-10 years old. Older block barn/garage has metal roof, is 2 story and has lots of extra storage. Great workshop and/or barn for animals of your choice. Lots of charm. Dinner bell does not stay. Water from pond system. Acreage is approximate; subject to survey at Seller's expense.

14. 2016-10-12
    soldstatus $111,000

    Show marketing remark (841 chars)

    This 2 story farmhouse brings home that nostalgic country feel that many homes do not have. The rooms are very large and open into each other, creating a spacious atmosphere. Sliding doors to the back open onto a surrounding deck with views of yard and pond. Family room has a woodburner supplying additional warmth. The eat in kitchen is truly country style with doorways to dining room. Mud/utility room is 11x18, allowing for lots of extra space. There are ceiling fans throughout the house and many newer windows, allowing for lots of daylight. Furnace is 8-10 years old. Older block barn/garage has metal roof, is 2 story and has lots of extra storage. Great workshop and/or barn for animals of your choice. Lots of charm. Dinner bell does not stay. Water from pond system. Acreage is approximate; subject to survey at Seller's expense.

15. 2016-09-14
    status Pending 841-char remark

    Show marketing remark (841 chars)

    This 2 story farmhouse brings home that nostalgic country feel that many homes do not have. The rooms are very large and open into each other, creating a spacious atmosphere. Sliding doors to the back open onto a surrounding deck with views of yard and pond. Family room has a woodburner supplying additional warmth. The eat in kitchen is truly country style with doorways to dining room. Mud/utility room is 11x18, allowing for lots of extra space. There are ceiling fans throughout the house and many newer windows, allowing for lots of daylight. Furnace is 8-10 years old. Older block barn/garage has metal roof, is 2 story and has lots of extra storage. Great workshop and/or barn for animals of your choice. Lots of charm. Dinner bell does not stay. Water from pond system. Acreage is approximate; subject to survey at Seller's expense.

16. 2016-08-10
    listed $124,900 Active 841-char remark

    Show marketing remark (841 chars)

    This 2 story farmhouse brings home that nostalgic country feel that many homes do not have. The rooms are very large and open into each other, creating a spacious atmosphere. Sliding doors to the back open onto a surrounding deck with views of yard and pond. Family room has a woodburner supplying additional warmth. The eat in kitchen is truly country style with doorways to dining room. Mud/utility room is 11x18, allowing for lots of extra space. There are ceiling fans throughout the house and many newer windows, allowing for lots of daylight. Furnace is 8-10 years old. Older block barn/garage has metal roof, is 2 story and has lots of extra storage. Great workshop and/or barn for animals of your choice. Lots of charm. Dinner bell does not stay. Water from pond system. Acreage is approximate; subject to survey at Seller's expense.

17. 1996-11-15
    soldstatus $45,900

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,341
• − Mortgage interest: −$7,842
• − Property taxes: −$2,471
• − Insurance: −$700
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,073
• Taxable loss: −$1,359
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $1,255/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: Jefferson Area Local
• NCES district ID: 3904587
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $50,966
• Composite: 46.13/100
• National rank: #2506
• State rank: #382 of 656 in OH

Livability — Jefferson

• Score: 69/100
• State rank: #506
• US rank: #8526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ashtabula · 97,617 people
• Metro: Cleveland, OH
• Population (ZIP): 8,379
• Household income: $59,720
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 10.7

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Slovak 3% Scotch-Irish 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.79%
• Current HPI: 243.2537
• 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

+205.0% since first listed

9 events — show timeline

• 2026-06-13 Pending — MLSNOW
• 2026-06-11 Price Changed $140,000 MLSNOW
• 2026-05-26 Listed $150,000 MLSNOW
• 2026-04-06 Sold (Public Records) $49,200 Public Records
• 2016-10-12 Sold (Public Records) $111,000 Public Records
• 2016-10-12 Sold (MLS) $111,000 MLSNOW
• 2016-09-14 Pending — MLSNOW
• 2016-08-10 Listed $124,900 MLSNOW
• 1996-11-15 Sold (Public Records) $45,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,471 · +0.6% YoY. Source: county tax records.