207 South Sycamore · Woodsfield, OH 43793

$109,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily · 74 Days on market

Built 1890 4,356 sqft lot $76/sqft · 8% below area Est $119k · 8% under

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Why this score? — see what drove the C+ 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 +22.0/30.0
• ARV discount +11.1/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Appreciation +5.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Listing ! Lovely 3 Bedroom 2 Full Bathroom home located up town in the Village of Woodsfield. This 2 story home was remodeled and upgraded a few years ago with White kitchen cabinets, pantry and laminate flooring; Carpeting downstairs bedroom and living room; Concrete Covered porch and landscaping along with a sidewalk out front. This lovely home is convenient to walk downtown and has Electric, water and Sewer Utilities along with Natural Gas heat; TV, Washer, Dryer, Stove and Fridge are all included in the Price. Laundry room, one bedroom and one full bathroom on the main floor. Bathroom on main floor just got a new Shower / Tub installed this week. The upstairs has two unique stairways on opposite sides of the home. Allot of closet space in this house. Off street parking in the rear and a partial fenced in private back yard are included. Schedule your appointment today !

Key facts

• Remodeled
• Landscaping
• Laundry room

Tags

• REMODELED
• WHITE KITCHEN CABINETS
• CONCRETE COVERED PORCH
• LANDSCAPING
• LAUNDRY ROOM
• NEW SHOWER TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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.
• Zoned schools: Woodsfield Elementary School (math 45% / reading 53%, grade D, #934 of 1,584 statewide, top 59%, 395 students, 64% FRL); Monroe Central High School (math 22% / reading 47%, grade F, #582 of 781 statewide, top 76%, 229 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($754 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $118,621
• List price: $109,000
• Delta: -8.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Church St	0.20mi	3/1.5	1,505 (+5%)	3mo	$105,000	$70	77
200 North Monroe St	0.40mi	3/1.5	1,412 (-1%)	17mo	$172,000	$122	63
129 Maple Ave	0.56mi	3/2.5	1,387 (-3%)	6mo	$310,000	$224	62
206 W Marietta St	0.12mi	2/1.5 (-1)	1,236 (-13%)	21mo	$74,000	$60	48
418 S Main St	0.52mi	3/2.0	1,252 (-12%)	20mo	$192,000	$153	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: 8.3%
• Equity multiple: 1.42×
• Total profit: $12,816
• Equity at exit: $36,885

10-year hold

• IRR: 12.4%
• Equity multiple: 2.49×
• Total profit: $45,574
• Equity at exit: $48,766

Cash invested: $30,520 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $174

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $211	+0% $174	+5% $136	+10% $98
Rent	-10% $81	-5% $127	+0% $174	+5% $220	+10% $266
Rate	-1.0pp $229	-0.5pp $201	base $174	+0.5pp $146	+1.0pp $117

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $109,000 Active 74 DOM
2. 2026-06-21
   days on market $109,000 Active 73 DOM
3. 2026-06-18
   days on market $109,000 Active 71 DOM
4. 2026-06-17
   days on market $109,000 Active 70 DOM
5. 2026-06-16
   days on market $109,000 Active 69 DOM
6. 2026-06-15
   days on market $109,000 Active 68 DOM
7. 2026-06-13
   days on market $109,000 Active 66 DOM
8. 2026-06-12
   days on market $109,000 Active 65 DOM
9. 2026-06-09
   days on market $109,000 Active 62 DOM
10. 2026-06-08
    days on market $109,000 Active 61 DOM
11. 2026-06-08
    days on market $109,000 Active 60 DOM
12. 2026-06-04
    days on market $109,000 Active 56 DOM
13. 2026-06-02
    days on market $109,000 Active 55 DOM
14. 2026-06-01
    days on market $109,000 Active 54 DOM
15. 2026-05-31
    days on market $109,000 Active 53 DOM
16. 2026-04-19
    price $109,000 890-char remark

    Show marketing remark (890 chars)

    New Listing ! Lovely 3 Bedroom 2 Full Bathroom home located up town in the Village of Woodsfield. This 2 story home was remodeled and upgraded a few years ago with White kitchen cabinets, pantry and laminate flooring; Carpeting downstairs bedroom and living room; Concrete Covered porch and landscaping along with a sidewalk out front. This lovely home is convenient to walk downtown and has Electric, water and Sewer Utilities along with Natural Gas heat; TV, Washer, Dryer, Stove and Fridge are all included in the Price. Laundry room, one bedroom and one full bathroom on the main floor. Bathroom on main floor just got a new Shower / Tub installed this week. The upstairs has two unique stairways on opposite sides of the home. Allot of closet space in this house. Off street parking in the rear and a partial fenced in private back yard are included. Schedule your appointment today !

17. 2026-04-08
    listed $119,000 Active 890-char remark

    Show marketing remark (890 chars)

    New Listing ! Lovely 3 Bedroom 2 Full Bathroom home located up town in the Village of Woodsfield. This 2 story home was remodeled and upgraded a few years ago with White kitchen cabinets, pantry and laminate flooring; Carpeting downstairs bedroom and living room; Concrete Covered porch and landscaping along with a sidewalk out front. This lovely home is convenient to walk downtown and has Electric, water and Sewer Utilities along with Natural Gas heat; TV, Washer, Dryer, Stove and Fridge are all included in the Price. Laundry room, one bedroom and one full bathroom on the main floor. Bathroom on main floor just got a new Shower / Tub installed this week. The upstairs has two unique stairways on opposite sides of the home. Allot of closet space in this house. Off street parking in the rear and a partial fenced in private back yard are included. Schedule your appointment today !

18. 2020-11-18
    soldstatus $84,000 901-char remark

    Show marketing remark (901 chars)

    New listing! Lovely 3-bedroom 2-bathroom home located up town in the Village of Woodsfield. This 2 story home was remodeled and upgraded approximately 8 years ago with new kitchen cabinets, updated appliances, garbage disposal, pantry and laminate flooring; new carpeting in the down stairs bedroom and living room; New concrete front porch and landscaping, along with a new sidewalk. Furnace and hot water tank also replaced. This lovely home offers 1350 square foot of living space; First floor level includes one-bedroom with a large closet, full bathroom, kitchen, living room ( closet) and mud room with storage with laundry space. Second floor has two bedrooms, nice closet space and a full bathroom. The upstairs has two unique stairways on opposite sides of the home. Allot of Closet space in this house! Off street parking and a partial fenced in private back yard are included. Agent owned.

19. 2020-10-23
    listed $89,500 901-char remark

    Show marketing remark (901 chars)

    New listing! Lovely 3-bedroom 2-bathroom home located up town in the Village of Woodsfield. This 2 story home was remodeled and upgraded approximately 8 years ago with new kitchen cabinets, updated appliances, garbage disposal, pantry and laminate flooring; new carpeting in the down stairs bedroom and living room; New concrete front porch and landscaping, along with a new sidewalk. Furnace and hot water tank also replaced. This lovely home offers 1350 square foot of living space; First floor level includes one-bedroom with a large closet, full bathroom, kitchen, living room ( closet) and mud room with storage with laundry space. Second floor has two bedrooms, nice closet space and a full bathroom. The upstairs has two unique stairways on opposite sides of the home. Allot of Closet space in this house! Off street parking and a partial fenced in private back yard are included. Agent owned.

20. 2011-10-13
    soldstatus $18,900

ⓘ 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 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 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: $14,081
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,171
• Taxable income: $372
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $1,996/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

+476.7% since first listed

5 events — show timeline

• 2026-04-19 Price Changed $109,000 MLSNOW
• 2026-04-08 Listed $119,000 MLSNOW
• 2020-11-18 Sold (MLS) $84,000 MLSNOW
• 2020-10-23 Listed $89,500 MLSNOW
• 2011-10-13 Sold (Public Records) $18,900 Public Records

Property tax history

-28.9%/yr

Latest (2025): $9 · +18.9% YoY. Source: county tax records.