127 Forest St · Steubenville, OH 43953

$165,000

3 bd · 2.0 ba · 1,300 sqft · MultiFamily public records · 7 Days on market

Built 1926 3,049 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Ideally situated on a corner lot in Steubenville, Ohio, this income-producing duplex checks every box for savvy investors. Close to essential everyday amenities and public transportation, with Pittsburgh International Airport just 30 minutes away, the location alone makes this property a standout. Just five minutes from several prominent local colleges — including Franciscan University of Steubenville, Saint Joseph the Worker College, and Youngstown State University's Steubenville branch — this property sits in a prime rental corridor with a built-in pool of student and faculty tenants year-round. The property's 1,300 square feet of living space is divided between two thoughtful

Key facts

• Rental flexibility
• Close to amenities
• Corner lot

Tags

• CORNER LOT
• INCOME PRODUCING DUPLEX
• CLOSE TO AMENITIES
• PUBLIC TRANSPORTATION
• PRIME RENTAL CORRIDOR
• RENTAL FLEXIBILITY

Property features AI

Finance

• Other: Lot size about 0.07 acres
• Financial info: Owner pays gas and water; tenant pays electricity

Exterior

• Parking: On-street parking
• Utilities: Public water supply; Public sewer
• Home design: Single building; Vinyl siding; Asphalt/fiberglass roof; Approximately 1,300 above-grade finished area
• Construction: Built (year from public records); Vinyl siding construction; Asphalt/fiberglass roof; Full foundation
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating
• Interior features: Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive. Per door: $292/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.5% vs local median 5.2% in Steubenville — 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 76/100 on livability (#214 in OH, #3,318 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• Steubenville City (urban): math 74% / reading 71% proficiency, ranked #150 of 656 in OH (top 23%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jefferson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $165k implies a 1000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1926 — 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. Schools are A-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $106,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2024-2026 Oregon Ave	0.45mi	2/2.0 (-1)	1,320 (+2%)	16mo	$108,000	$82	58

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $10,344
• Equity at exit: $24,602

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $56,582
• Equity at exit: $14,266

Cash invested: $46,200 (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 43953

• Active inventory: 51
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $583

Break-even live

Break-even rent $1,253

Max offer price $165,000

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,992
Total (2 units)			$1,991

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1646 Ridge Ave Steubenville, OH	3.0	1.0	1220	$700	$0.57	43d	1	0.84mi

Listing history 7 events

1. 2026-06-19
   days on market $165,000 Active 7 DOM
2. 2026-06-18
   days on market $165,000 Active 6 DOM
3. 2026-06-17
   days on market $165,000 Active 5 DOM
4. 2026-06-16
   days on market $165,000 Active 4 DOM
5. 2026-06-15
   days on market $165,000 Active 3 DOM
6. 2026-06-12
   remarks 687-char remark
7. 2026-06-12
   listed $165,000 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: $668 · $56/mo
• Projected year-2 tax: $1,621 · $135/mo
• Expected delta: +$953/yr (+$79/mo · 142.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,892
• − Mortgage interest: −$9,243
• − Property taxes: −$668
• − Insurance: −$825
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$4,800
• Taxable income: $4,534
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $5,910/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: Steubenville City
• NCES district ID: 3904482
• Math proficiency: 74% ▼ -15.00%
• Reading proficiency: 71% ▼ -11.00%
• Median HH income: $29,668
• Composite: 59.52/100
• National rank: #920
• State rank: #150 of 656 in OH

Livability — Steubenville

• Score: 76/100
• State rank: #214
• US rank: #3318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steubenville, OH
• County: Jefferson · 64,369 people
• City population: 17,836
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 11,857
• Household income: $73,648
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 10.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,481 people
• By 2030: 61,067 · -3.8%
• By 2040: 55,860 · -12.0%
• By 2050: 51,236 · -19.3%
• By 2075: 41,804 · -34.1%
• By 2100: 32,344 · -49.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.1%
• 2008→2024 swing: -44.1pp toward R · 2008: 0.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+38.4 2016: R+35.7 2012: R+5.5 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.16%
• Current HPI: 171.0174
• 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

+1275.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $165,000 MLSNOW
• 1993-03-16 Sold (Public Records) $15,000 Public Records
• 1988-05-26 Sold (Public Records) $12,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $668 · +1.5% YoY. Source: county tax records.