Mansion 5 Colonial Heights Plan · Wintersville, OH 43953

$62,400

2 bd · 1.0 ba · 832 sqft · Manufactured · 133 Days on market

Average condition

---

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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 1 Bathroom 832 sq. ft. $856.00 monthly

Key facts

• Listed 132 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.1% in Wintersville — 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 (#231 in OH, #3,652 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools A; Watch: amenities F, commute F.
• Indian Creek Local (suburban): math 42% / reading 56% proficiency, ranked #455 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 is only 14% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $431 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $5,078
• Equity at exit: $9,304

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $24,017
• Equity at exit: $5,395

Cash invested: $17,472 (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: 6.1×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$327
• Tax est. 1.5%: −$78 /mo · $936/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $238

Break-even live

Break-even rent $546

Max offer price $62,400

Occupancy floor 67%

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: $15,600
• Closing costs: $1,872
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Two Ridge Rd Steubenville, OH	2.0	1.0	800	$848	$1.06	43d	2	0.02mi

Listing history 16 events

1. 2026-06-19
   days on market $62,400 Active 133 DOM
2. 2026-06-18
   days on market $62,400 Active 132 DOM
3. 2026-06-17
   days on market $62,400 Active 131 DOM
4. 2026-06-16
   days on market $62,400 Active 130 DOM
5. 2026-06-15
   days on market $62,400 Active 129 DOM
6. 2026-06-14
   days on market $62,400 Active 127 DOM
7. 2026-06-12
   days on market $62,400 Active 126 DOM
8. 2026-06-09
   days on market $62,400 Active 123 DOM
9. 2026-06-08
   days on market $62,400 Active 122 DOM
10. 2026-06-07
    days on market $62,400 Active 121 DOM
11. 2026-06-04
    days on market $62,400 Active 117 DOM
12. 2026-06-02
    days on market $62,400 Active 116 DOM
13. 2026-06-01
    days on market $62,400 Active 115 DOM
14. 2026-05-31
    days on market $62,400 Active 114 DOM
15. 2026-05-31
    days on market $62,400 Active 113 DOM
16. 2026-02-06
    listed $62,400 Active 48-char remark

    Show marketing remark (48 chars)

    2 Bedroom 1 Bathroom 832 sq. ft. $856.00 monthly

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,170
• − Mortgage interest: −$3,495
• − Property taxes: −$936
• − Insurance: −$312
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$1,815
• Taxable income: $1,984
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,383/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

The home is in average condition with cosmetic repairs needed. Upgrades to paint, countertops, and flooring would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and sink — Appears functional but dated

Value-add opportunities

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops with quartz or granite — Modern countertops improve both resale and rental value
• Both Install new flooring — New flooring can significantly boost both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and sink · Appears functional but dated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls and cabinets — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops with quartz or granite — Modern countertops improve both resale and rental value ↑
• Both Install new flooring — New flooring can significantly boost both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Indian Creek Local
• NCES district ID: 3904780
• Math proficiency: 42% ▼ -24.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $44,695
• Composite: 41.39/100
• National rank: #3483
• State rank: #455 of 656 in OH

Livability — Wintersville

• Score: 76/100
• State rank: #231
• US rank: #3652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson · 64,369 people
• 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

1 event — show timeline

• 2026-02-06 Listed $62,400 Zillow