1418 S 7th St · Ironton, OH 45638

$124,500

3 bd · 2.5 ba · 1,792 sqft · SingleFamily public records · 12 Days on market

Built 1912 3,920 sqft lot Est $170k · 27% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

Key facts

• Large eat-in kitchen
• Utility room
• Balcony

Tags

• DUPLEX
• TWO UNITS
• LARGE EAT-IN KITCHEN
• UTILITY ROOM
• BALCONY
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $121k (3.2% below list).
• Recommended offer: $121k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.0% in Ironton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#354 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• Ironton City School District (suburban): math 54% / reading 58% proficiency, ranked #382 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ironton Elementary School (math 60% / reading 65%, grade B, #580 of 1,584 statewide, top 37%, 659 students, 0% FRL); Ironton Middle School (math 57% / reading 55%, grade B-, #316 of 654 statewide, top 49%, 302 students, 0% FRL); Ironton High School (math 27% / reading 52%, grade F, #528 of 781 statewide, top 71%, 425 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 86 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $124k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,528 (3.2% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $170,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517-519 Pine St	0.10mi	4/2.0 (+1)	1,688 (-6%)	3mo	$120,000	$71	76
1902 S 7th St	0.32mi	4/2.5 (+1)	1,742 (-3%)	5mo	$192,000	$110	71
311 Spruce St	0.27mi	4/2.0 (+1)	1,872 (+4%)	3mo	$145,000	$77	70
1324 South 10th St	0.21mi	3/2.0	1,640 (-8%)	7mo	$145,000	$88	68
717 Chestnut Street St	0.35mi	2/2.0 (-1)	1,742 (-3%)	7mo	$134,770	$77	66
812 S 5th St	0.45mi	3/1.5	1,917 (+7%)	1mo	$273,000	$142	62
2112 South 4th St	0.53mi	3/2.0	1,820 (+2%)	11mo	$172,000	$95	62
1927 S 9th Street St	0.40mi	3/2.0	1,932 (+8%)	11mo	$320,000	$166	57
1819 South 6th St	0.29mi	2/2.0 (-1)	1,560 (-13%)	7mo	$89,000	$57	52
724 S 4th St	0.51mi	4/1.0 (+1)	1,656 (-8%)	2mo	$162,000	$98	51
2420 S 11th St	0.75mi	4/2.5 (+1)	1,917 (+7%)	3mo	$124,900	$65	46
707 Jefferson St	0.61mi	3/1.5	1,572 (-12%)	11mo	$159,900	$102	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-12,507
• Equity at exit: $18,563

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,016
• Equity at exit: $10,764

Cash invested: $34,860 (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 45638

• Home prices YoY: -19.6%
• Active inventory: 86
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $120

Break-even live

Break-even rent $1,053

Max offer price $124,500

Occupancy floor 85%

Sensitivity live

Price	-10% $191	-5% $156	+0% $120	+5% $85	+10% $50
Rent	-10% $25	-5% $73	+0% $120	+5% $168	+10% $216
Rate	-1.0pp $183	-0.5pp $152	base $120	+0.5pp $88	+1.0pp $55

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-24
   status Pending

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

2. 2026-03-24
   status Pending 868-char remark

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

3. 2026-03-24
   status Pending 868-char remark

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

4. 2026-03-24
   status Pending

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

5. 2026-03-12
   listed $124,500 Active

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

6. 2026-03-12
   listed $124,500 Active 868-char remark

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

7. 2026-03-11
   listed $124,500 Active 868-char remark

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

8. 2026-03-11
   listed $124,500 Active

   Show marketing remark (868 chars)

   Great opportunity to own a duplex and live in one unit while letting the other help pay the mortgage. This investment property features two units with separate water, gas and electric panels. The downstairs unit offers a large, spacious living room with tall ceilings, two bedrooms, one full bathroom, and a large eat-in kitchen. A utility room adds extra convenience. The upstairs unit includes three bedrooms, one full bathroom, a kitchen, and large closets. Enjoy a balcony that spans across the front of the unit. The property also includes an unfinished basement with approximately 694 square feet for storage or future use. The unfinished attic is floored with approximately 1,388 square feet and offers potential to be finished into a studio apartment or additional living space. Excellent opportunity for homeowners or investors looking to build rental income.

9. 2008-02-11
   soldstatus $65,000

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,733 · $144/mo
• Expected delta: +$209/yr (+$17/mo · 13.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,463
• − Mortgage interest: −$6,974
• − Property taxes: −$1,524
• − Insurance: −$622
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,622
• Taxable loss: −$593
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,587/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: Ironton City School District
• NCES district ID: 3904414
• Math proficiency: 54% ▼ -10.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $32,999
• Composite: 46.13/100
• National rank: #2505
• State rank: #382 of 656 in OH

Livability — Ironton

• Score: 72/100
• State rank: #354
• US rank: #5718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironton, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

+91.5% since first listed

9 events — show timeline

• 2026-03-24 Pending — AABOR
• 2026-03-24 Pending — AABOR
• 2026-03-24 Pending — HBRMLS
• 2026-03-24 Pending — HBRMLS
• 2026-03-12 Listed $124,500 AABOR
• 2026-03-12 Listed $124,500 AABOR
• 2026-03-11 Listed $124,500 HBRMLS
• 2026-03-11 Listed $124,500 HBRMLS
• 2008-02-11 Sold (Public Records) $65,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,524 · +14.7% YoY. Source: county tax records.