805 Clover Aly · Wellsville, OH 43968

$42,500

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 102 Days on market

Built 1930 823 sqft lot $71/sqft · 50% below area

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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 +5.9/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1-bedroom, 1 bathroom home with a one-car garage located beneath the living space. This cozy property features several newer updates and a functional layout. The bathroom includes a convenient stackable washer and dryer. Perfect for low-maintenance living, an investment opportunity, or a starter home. Schedule your showing today to see all this property has to offer!

Key facts

• One car garage
• Newer updates
• Functional layout

Tags

• ONE CAR GARAGE
• STACKABLE WASHER AND DRYER
• NEWER UPDATES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($804 rent vs $42k).
• Recommended offer: $39k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#505 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Wellsville Local (town): math 34% / reading 46% proficiency, ranked #546 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $1k of equity ($294 loan paydown + $768 appreciation (1.8% local appreciation)).
• Columbiana County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $42k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,675 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.89% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.59%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (median comp): $85,007
• List price: $42,500
• Delta: -50.00%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 3.15×
• Total profit: $25,606
• Equity at exit: $16,320

10-year hold

• IRR: 41.5%
• Equity multiple: 6.23×
• Total profit: $62,201
• Equity at exit: $23,165

Cash invested: $11,900 (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 43968

• Home prices YoY: 1.0%
• Active inventory: 20
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $804 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $363

Break-even live

Break-even rent $345

Max offer price $42,500

Occupancy floor 50%

Sensitivity live

Price	-10% $387	-5% $375	+0% $363	+5% $351	+10% $339
Rent	-10% $299	-5% $331	+0% $363	+5% $395	+10% $426
Rate	-1.0pp $384	-0.5pp $374	base $363	+0.5pp $352	+1.0pp $341

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $42,500 Active 102 DOM
2. 2026-06-18
   price $42,500 Active 100 DOM
3. 2026-06-18
   days on market $47,000 Active 100 DOM
4. 2026-06-17
   days on market $47,000 Active 99 DOM
5. 2026-06-16
   days on market $47,000 Active 98 DOM
6. 2026-06-15
   days on market $47,000 Active 97 DOM
7. 2026-06-13
   days on market $47,000 Active 95 DOM
8. 2026-06-12
   days on market $47,000 Active 94 DOM
9. 2026-06-09
   days on market $47,000 Active 91 DOM
10. 2026-06-08
    days on market $47,000 Active 90 DOM
11. 2026-06-08
    days on market $47,000 Active 89 DOM
12. 2026-06-07
    days on market $47,000 Active 88 DOM
13. 2026-06-04
    days on market $47,000 Active 85 DOM
14. 2026-06-02
    days on market $47,000 Active 84 DOM
15. 2026-06-01
    days on market $47,000 Active 83 DOM
16. 2026-05-31
    days on market $47,000 Active 82 DOM
17. 2026-04-25
    price $47,000 378-char remark

    Show marketing remark (378 chars)

    Charming 1-bedroom, 1 bathroom home with a one-car garage located beneath the living space. This cozy property features several newer updates and a functional layout. The bathroom includes a convenient stackable washer and dryer. Perfect for low-maintenance living, an investment opportunity, or a starter home. Schedule your showing today to see all this property has to offer!

18. 2026-03-10
    listed $50,000 Active 378-char remark

    Show marketing remark (378 chars)

    Charming 1-bedroom, 1 bathroom home with a one-car garage located beneath the living space. This cozy property features several newer updates and a functional layout. The bathroom includes a convenient stackable washer and dryer. Perfect for low-maintenance living, an investment opportunity, or a starter home. Schedule your showing today to see all this property has to offer!

19. 2023-10-02
    soldstatus $10,000 Closed 60-char remark

    Show marketing remark (60 chars)

    Own this apartment above a single car garage at a low price.

20. 2023-08-30
    status Pending 60-char remark

    Show marketing remark (60 chars)

    Own this apartment above a single car garage at a low price.

21. 2023-06-06
    price $12,000 60-char remark

    Show marketing remark (60 chars)

    Own this apartment above a single car garage at a low price.

22. 2023-05-10
    price $14,000 60-char remark

    Show marketing remark (60 chars)

    Own this apartment above a single car garage at a low price.

23. 2023-03-29
    price $15,000 60-char remark

    Show marketing remark (60 chars)

    Own this apartment above a single car garage at a low price.

24. 2023-03-23
    listed $17,000 Active 60-char remark

    Show marketing remark (60 chars)

    Own this apartment above a single car garage at a low price.

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$139/yr (+$12/mo · 36.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,653
• − Mortgage interest: −$2,381
• − Property taxes: −$385
• − Insurance: −$212
• − Repairs & maintenance: −$772
• − Management: −$772
• − Depreciation: −$1,236
• Taxable income: $3,894
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $3,419/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: Wellsville Local
• NCES district ID: 3904503
• Math proficiency: 34% ▼ -26.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $35,795
• Composite: 33.09/100
• National rank: #5563
• State rank: #546 of 656 in OH

Livability — Wellsville

• Score: 69/100
• State rank: #505
• US rank: #8502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsville, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 6,445
• Household income: $62,172
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 11.8

Population outlook (Columbiana County) Hauer SSP2

• Today (2025): 98,353 people
• By 2030: 94,225 · -4.2%
• By 2040: 85,169 · -13.4%
• By 2050: 76,157 · -22.6%
• By 2075: 58,451 · -40.6%
• By 2100: 42,805 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3%
• Common ancestry: Serbian 5% Romanian 4% Iranian 2%

Political lean MEDSL · Columbiana

• 2024 margin: Solid R (+49.0) · D 25.1% · R 74.1%
• 2008→2024 swing: -41.4pp toward R · 2008: -7.6pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+44.9 2016: R+41.6 2012: R+12.0 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 181.4494
• 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

+176.5% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $47,000 MLSNOW
• 2026-03-10 Listed $50,000 MLSNOW
• 2023-10-02 Sold (MLS) $10,000 MLSNOW
• 2023-08-30 Pending — MLSNOW
• 2023-06-06 Price Changed $12,000 MLSNOW
• 2023-05-10 Price Changed $14,000 MLSNOW
• 2023-03-29 Price Changed $15,000 MLSNOW
• 2023-03-23 Listed $17,000 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $385 · +10.0% YoY. Source: county tax records.