208 Center St

Woodsfield, OH 43793

$59,000B-

1 bd · 1.0 ba · 600 sqft · Built 1900 · SingleFamily · Active · 354 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $760/mo
• Mortgage (P&I): −$309
• Tax + insurance: −$58
• HOA: −$0
• Vac / Maint / Mgmt: −$160
• Net cashflow: $234/mo
• Annual: $2,803/yr
• Cap rate: 11.04%
• Cash-on-cash: 16.97%
• DSCR: 1.76
• 1% rule: 1.29%
• Cash to close: $16,520

Investor read

• This is a 1-bed/1.0-bath single-family listed at $59k.
• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($760 rent vs $59k).
• It's been on market 354 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• In year one you build about $964 of equity ($408 loan paydown + $556 appreciation (0.9% local appreciation)).
• 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.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 33 active listings in the ZIP.
• Monroe County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $15k; list at $59k implies a 293% gain — meaningful room to come down on a strong offer.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.
• This rent is only 18% of the median local income ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Questions for listing agent

• It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.