172 Andover Rd · Woodsfield, OH 43793

$155,000

3 bd · 1.0 ba · 1,756 sqft · SingleFamily public records · 31 Days on market

Built 1957 8,276 sqft lot Est $137k · 13% over

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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 +12.5/30.0
• Appreciation +5.5/10.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0

Listing remarks MLS

Lovely ranch home with many updates including replacement windows, sunroom, metal roof. One floor living. Bonus Work shop attached to house could be used for hobbies or extra living space. Two driveways for extra parking and a detached two car garage. Per auditor the house was Renovated in 1995.

Key facts

• Newer deck
• Inviting sun room
• Scenic field views

Tags

• SPACIOUS FAMILY ROOM
• INVITING SUN ROOM
• VERSATILE BONUS ROOM
• NEWER DECK
• PEACEFUL BACKYARD
• SCENIC FIELD VIEWS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Carport (1 space); Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story home; Metal roof; Vinyl siding
• Construction: Built (year from public records); Vinyl siding construction; Metal roof
• Exterior features: Lot approximately 0.19 acres

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet in most rooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced-air heating (gas)
• Interior features: 11 total rooms; Sunroom; Bonus room; Eat-in kitchen; Living room; 2 fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-24 ($-284/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (21.7% below list).
• Recommended offer: $121k (21.7% 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: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($1k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $155k implies a 675% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,434 (21.7% 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 22% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $136,968
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Devon Rd	0.27mi	2/1.0 (-1)	1,532 (-13%)	4mo	$128,000	$84	58
303 Fairground Rd	0.56mi	4/2.5 (+1)	1,772 (+1%)	11mo	$160,000	$90	52
302 High St	0.73mi	3/1.0	1,672 (-5%)	8mo	$130,000	$78	51
315 Eastern Ave	0.46mi	3/1.5	1,995 (+14%)	6mo	$39,501	$20	49
210 E Church St	0.72mi	3/1.5	1,505 (-14%)	3mo	$105,000	$70	38

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $920
• Equity at exit: $52,451

10-year hold

• IRR: 5.2%
• Equity multiple: 1.63×
• Total profit: $27,286
• Equity at exit: $69,347

Cash invested: $43,400 (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: 33
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-24

Break-even live

Break-even rent $1,244

Max offer price $150,819

Occupancy floor 97%

Sensitivity live

Price	-10% $64	-5% $20	+0% $-24	+5% $-68	+10% $-111
Rent	-10% $-120	-5% $-72	+0% $-24	+5% $24	+10% $72
Rate	-1.0pp $54	-0.5pp $16	base $-24	+0.5pp $-64	+1.0pp $-105

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   pricedays on market $155,000 Active 31 DOM
2. 2026-06-18
   days on market $165,000 Active 29 DOM
3. 2026-06-17
   days on market $165,000 Active 28 DOM
4. 2026-06-16
   days on market $165,000 Active 27 DOM
5. 2026-06-15
   days on market $165,000 Active 26 DOM
6. 2026-06-13
   days on market $165,000 Active 24 DOM
7. 2026-06-12
   days on market $165,000 Active 23 DOM
8. 2026-06-09
   days on market $165,000 Active 20 DOM
9. 2026-06-08
   days on market $165,000 Active 19 DOM
10. 2026-06-08
    days on market $165,000 Active 18 DOM
11. 2026-06-04
    days on market $165,000 Active 14 DOM
12. 2026-06-02
    days on market $165,000 Active 13 DOM
13. 2026-06-01
    days on market $165,000 Active 12 DOM
14. 2026-05-31
    days on market $165,000 Active 11 DOM
15. 2026-05-20
    listed $165,000 Active
16. 2021-05-18
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Lovely ranch home with many updates including replacement windows, sunroom, metal roof. One floor living. Bonus Work shop attached to house could be used for hobbies or extra living space. Two driveways for extra parking and a detached two car garage. Per auditor the house was Renovated in 1995.

17. 2021-05-18
    soldstatus $20,000

    Show marketing remark (296 chars)

    Lovely ranch home with many updates including replacement windows, sunroom, metal roof. One floor living. Bonus Work shop attached to house could be used for hobbies or extra living space. Two driveways for extra parking and a detached two car garage. Per auditor the house was Renovated in 1995.

18. 2021-05-14
    soldstatus $100,000 Closed 296-char remark

    Show marketing remark (296 chars)

    Lovely ranch home with many updates including replacement windows, sunroom, metal roof. One floor living. Bonus Work shop attached to house could be used for hobbies or extra living space. Two driveways for extra parking and a detached two car garage. Per auditor the house was Renovated in 1995.

19. 2021-04-15
    listed Contingent 296-char remark

    Show marketing remark (296 chars)

    Lovely ranch home with many updates including replacement windows, sunroom, metal roof. One floor living. Bonus Work shop attached to house could be used for hobbies or extra living space. Two driveways for extra parking and a detached two car garage. Per auditor the house was Renovated in 1995.

20. 2021-03-12
    listed $129,900 296-char remark

    Show marketing remark (296 chars)

    Lovely ranch home with many updates including replacement windows, sunroom, metal roof. One floor living. Bonus Work shop attached to house could be used for hobbies or extra living space. Two driveways for extra parking and a detached two car garage. Per auditor the house was Renovated in 1995.

21. 2015-03-26
    soldstatus $88,000

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$575/yr (+$48/mo · 45.4%)

ⓘ 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 · 18 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: $14,572
• − Mortgage interest: −$8,682
• − Property taxes: −$1,267
• − Insurance: −$775
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,509
• Taxable loss: −$2,993
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $434/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

+87.5% since first listed

7 events — show timeline

• 2026-05-20 Listed $165,000 MLSNOW
• 2021-05-18 Pending — MLSNOW
• 2021-05-18 Sold (Public Records) $20,000 Public Records
• 2021-05-14 Sold (MLS) $100,000 MLSNOW
• 2021-04-15 Listed — MLSNOW
• 2021-03-12 Listed $129,900 MLSNOW
• 2015-03-26 Sold (Public Records) $88,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,267 · +16.8% YoY. Source: county tax records.