175 Andover Rd · Woodsfield, OH 43793

$113,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 32 Days on market

Built 1958 9,387 sqft lot Est $113k · at est.

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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 +16.2/30.0
• ARV discount +7.6/15.0
• Appreciation +5.5/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this charming home! Don't miss this opportunity.

Key facts

• Blue uv light
• Cleaned ductwork
• Tile finishes

Tags

• SINGLE-LEVEL LIVING
• NEW FLOORING
• TILE FINISHES
• FULLY EQUIPPED KITCHEN
• CLEANED DUCTWORK
• BLUE UV LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $61 ($727/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 $97k (14.5% below list).
• Recommended offer: $97k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#753 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Switzerland Of Ohio Local (rural): math 39% / reading 51% proficiency, ranked #503 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($781 loan paydown + $1k appreciation (0.9% local appreciation)).
• Monroe County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $113k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,561 (14.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $113,184
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Andover Rd	0.00mi	3/1.0	864 (0%)	1mo	$113,000	$131	100
123 Andover Rd	0.12mi	3/1.0	864 (0%)	2mo	$125,000	$145	93
601 Fairfax Cir	0.19mi	3/1.0	864 (0%)	15mo	$96,000	$111	79

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

Projected returns pro-forma

0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.18×
• Total profit: $5,623
• Equity at exit: $38,239

10-year hold

• IRR: 8.0%
• Equity multiple: 1.97×
• Total profit: $30,560
• Equity at exit: $50,556

Cash invested: $31,640 (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 43793

• Home prices YoY: 0.7%
• Active inventory: 34
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $61

Break-even live

Break-even rent $889

Max offer price $113,000

Occupancy floor 89%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-25
   status Pending
2. 2026-04-24
   price $113,000
3. 2026-04-12
   price $115,000
4. 2026-04-03
   price $117,000
5. 2026-03-23
   listed $119,000 Active
6. 2021-09-09
   soldstatus $69,500 Closed 57-char remark

   Show marketing remark (57 chars)

   Come see this charming home! Don't miss this opportunity.

7. 2021-07-31
   status Pending 57-char remark

   Show marketing remark (57 chars)

   Come see this charming home! Don't miss this opportunity.

8. 2021-07-30
   listed $69,500 Active 57-char remark

   Show marketing remark (57 chars)

   Come see this charming home! Don't miss this opportunity.

9. 2015-03-30
   soldstatus $56,000
10. 2000-01-10
    soldstatus $40,000

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,257 · $105/mo
• Expected delta: +$506/yr (+$42/mo · 67.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $11,587
• − Mortgage interest: −$6,330
• − Property taxes: −$751
• − Insurance: −$565
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,287
• Taxable loss: −$1,199
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,015/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: Switzerland Of Ohio Local
• NCES district ID: 3904865
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $40,358
• Composite: 37.67/100
• National rank: #4367
• State rank: #503 of 656 in OH

Livability — Woodsfield

• Score: 65/100
• State rank: #753
• US rank: #13569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodsfield, OH
• County: Monroe · 13,010 people
• Population (ZIP): 4,879
• Household income: $51,193
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 16.6

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,685 people
• By 2030: 13,113 · -4.2%
• By 2040: 11,852 · -13.4%
• By 2050: 10,621 · -22.4%
• By 2075: 7,975 · -41.7%
• By 2100: 5,494 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Iranian 1%
• Foreign-born: 1% · Philippines
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+59.8) · D 19.7% · R 79.4%
• 2008→2024 swing: -68.9pp toward R · 2008: 9.2pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+54.0 2016: R+46.9 2012: R+7.9 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.94%
• Current HPI: 143.8315
• 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

+182.5% since first listed

10 events — show timeline

• 2026-04-25 Pending — MLSNOW
• 2026-04-24 Price Changed $113,000 MLSNOW
• 2026-04-12 Price Changed $115,000 MLSNOW
• 2026-04-03 Price Changed $117,000 MLSNOW
• 2026-03-23 Listed $119,000 MLSNOW
• 2021-09-09 Sold (MLS) $69,500 MLSNOW
• 2021-07-31 Pending — MLSNOW
• 2021-07-30 Listed $69,500 MLSNOW
• 2015-03-30 Sold (Public Records) $56,000 Public Records
• 2000-01-10 Sold (Public Records) $40,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $751 · +17.0% YoY. Source: county tax records.