402 E Marietta St · Woodsfield, OH 43793

$62,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 8 Days on market

Built 1921

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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 +5.5/10.0
• 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

This delightful 1 1/2 story home offers a large front porch, 2 bedrooms, and 1 baths. Enjoy the ornamental fire place with build ins and cute nook in the living room. Spacious dining room offers double windows. This home has character, lovely front porch, and separate garage and being sold "As Is" due to being rental property but now being sold as residence. Spacious, detached 1 car garage. Electric has been updated. Seller will give 3% towards buyers closing fees THIS HOME HAS BEEN FRESHLY PAINTED on the exterior! Sunroom off kitchen has been used as an xtra bedroom. There is a sink and shower in the basement area. THIS HOUSE WAS PREVIOUSLY A RENTAL PROPERTY. BEING SOLD “AS IS” WITH RIGHT TO ALL INSPECTIONS. May be used as a rental while buyer is financing. Inquire with listing agent. Can be lease to own.

Key facts

• Full basement
• Outdoor space
• Detached garage

Tags

• OUTDOOR SPACE
• FULL BASEMENT
• DETACHED GARAGE
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

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 $1k of equity ($429 loan paydown + $584 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,000

Questions for the listing agent

1. Built in 1921 — 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. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $152,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 W Marietta St	0.30mi	2/1.5	1,236 (-1%)	21mo	$74,000	$60	65
418 S Main St	0.44mi	3/2.0 (+1)	1,252 (+0%)	20mo	$192,000	$153	53
110 Andover Rd	0.67mi	3/1.0 (+1)	1,120 (-10%)	1mo	$137,000	$122	45
506 Eastern Ave	0.53mi	3/2.0 (+1)	1,296 (+4%)	19mo	$125,500	$97	44
121 Andover Rd	0.67mi	3/1.0 (+1)	1,404 (+12%)	1mo	$135,000	$96	42
167 Andover Rd	0.73mi	3/1.0 (+1)	1,152 (-8%)	8mo	$120,000	$104	41
277 Holiday Ave	0.43mi	3/2.5 (+1)	1,152 (-8%)	20mo	$190,000	$165	40
129 Maple Ave	0.59mi	3/2.5 (+1)	1,387 (+11%)	6mo	$310,000	$224	38
198 N Monroe St	0.61mi	3/2.0 (+1)	1,112 (-11%)	8mo	$170,000	$153	38
116 Hillcrest Dr	0.59mi	3/2.0 (+1)	1,350 (+8%)	18mo	$185,000	$137	35
200 North Monroe St	0.62mi	3/1.5 (+1)	1,412 (+13%)	17mo	$172,000	$122	28
321 Guilford Ave	0.74mi	3/2.0 (+1)	1,120 (-10%)	16mo	$114,000	$102	26

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: 30.9%
• Equity multiple: 2.58×
• Total profit: $27,432
• Equity at exit: $20,981

10-year hold

• IRR: 33.4%
• Equity multiple: 5.00×
• Total profit: $69,380
• Equity at exit: $27,739

Cash invested: $17,360 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $415

Break-even live

Break-even rent $517

Max offer price $62,000

Occupancy floor 55%

Sensitivity live

Price	-10% $450	-5% $433	+0% $415	+5% $398	+10% $380
Rent	-10% $333	-5% $374	+0% $415	+5% $456	+10% $498
Rate	-1.0pp $446	-0.5pp $431	base $415	+0.5pp $399	+1.0pp $383

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $62,000 Active 8 DOM
2. 2026-06-18
   days on market $62,000 Active 6 DOM
3. 2026-06-17
   days on market $62,000 Active 5 DOM
4. 2026-06-16
   days on market $62,000 Active 4 DOM
5. 2026-06-15
   days on market $62,000 Active 3 DOM
6. 2026-06-12
   remarks 679-char remark
7. 2026-06-12
   listed $62,000 Active 1 DOM

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$139/yr (+$12/mo · 20.2%)

ⓘ 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 · 19 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: $12,510
• − Mortgage interest: −$3,473
• − Property taxes: −$689
• − Insurance: −$310
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$1,804
• Taxable income: $4,233
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $3,966/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

+148.0% since first listed

5 events — show timeline

• 2026-06-12 Listed $62,000 FSBO.com
• 2018-11-26 Sold (Public Records) $64,000 Public Records
• 2018-11-16 Sold (MLS) $64,000 MLSNOW
• 2017-06-24 Listed $69,900 MLSNOW
• 2007-09-07 Sold (Public Records) $25,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $689 · +17.0% YoY. Source: county tax records.