1905 S 7th St · Ironton, OH 45638

$50,000

5 bd · 2.0 ba · 2,060 sqft · SingleFamily · 34 Days on market

Built 1935 Fair condition 5,280 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Multi-family opportunity with strong income potential! The downstairs unit features 3 bedrooms, 1 full bath, a spacious kitchen, and a comfortable family room. The upstairs unit offers 2 bedrooms, 1 bath, a full kitchen, and a versatile game room. Property includes a great backyard and a storage building for added convenience. Ideally located near schools, the university, and St. Mary’s Medical Center and ER. This property needs some work but offers excellent potential for investors or owner-occupants looking to generate rental.

Key facts

• Storage building
• Versatile game room
• Great backyard

Tags

• GREAT BACKYARD
• STORAGE BUILDING
• STRONG INCOME POTENTIAL
• VERSATILE GAME ROOM
• IDEALLY LOCATED NEAR SCHOOLS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Other property subtype; 2 stories
• Construction: Aluminum siding; Shingle roof
• Exterior features: Storm door(s); Level lot

Interior

• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Window air unit(s)
• Interior features: Storm windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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: 85 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1935 — 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 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?
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 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: 2.63% ✓
• Cap rate: 22.96%
• Cash-on-cash: 59.51%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $158,620
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2420 S 11th St	0.44mi	4/2.5 (-1)	1,917 (-7%)	3mo	$124,900	$65	59
1203 South 9th St	0.53mi	4/2.0 (-1)	2,022 (-2%)	12mo	$60,000	$30	57
311 Spruce St	0.54mi	4/2.0 (-1)	1,872 (-9%)	3mo	$145,000	$77	52
2303 S 11th St	0.38mi	4/2.0 (-1)	1,800 (-13%)	21mo	$215,000	$119	39
2632 S 8th St	0.64mi	4/1.5 (-1)	1,848 (-10%)	13mo	$205,000	$111	35
2631 South 4th St	0.68mi	4/2.0 (-1)	1,776 (-14%)	14mo	$75,000	$42	28

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: 58.2%
• Equity multiple: 3.58×
• Total profit: $36,140
• Equity at exit: $7,455

10-year hold

• IRR: 63.0%
• Equity multiple: 7.32×
• Total profit: $88,495
• Equity at exit: $4,323

Cash invested: $14,000 (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: 85
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $694

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 42%

Sensitivity live

Price	-10% $729	-5% $712	+0% $694	+5% $677	+10% $660
Rent	-10% $590	-5% $642	+0% $694	+5% $746	+10% $798
Rate	-1.0pp $720	-0.5pp $707	base $694	+0.5pp $681	+1.0pp $668

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   statusdays on market $50,000 Pending 34 DOM
2. 2026-06-09
   days on market $50,000 Active 33 DOM
3. 2026-06-08
   days on market $50,000 Active 32 DOM
4. 2026-06-08
   days on market $50,000 Active 31 DOM
5. 2026-06-07
   remarks 534-char remark
6. 2026-06-07
   listed $50,000 Active 30 DOM

ⓘ 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 5/10 Major FEMA zone X · 49% 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: $15,796
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$1,455
• Taxable income: $8,013
• Est. tax owed @ 24.0%: −$1,923
• After-tax cash flow: $6,409/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, flooring replacement, and kitchen and bath updates, to significantly increase its value.

Repairs flagged

• Major Exposed subfloor in kitchen and baths — Structural damage and potential water damage
• Major Missing countertops and fixtures — Aesthetic and functional issues
• Major Paint peeling and walls in poor condition — Safety and aesthetic concerns

Value-add opportunities

• Resale Painting and updating the interior walls — Enhances the home's appearance and appeal to potential buyers
• Rental Flooring replacement — Improves the home's condition and appeal to renters
• Both Kitchen and bath renovations — Significant impact on both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and baths · Structural damage and potential water damage	Major	$15,000–50,000
Missing countertops and fixtures · Aesthetic and functional issues	Major	$15,000–50,000
Paint peeling and walls in poor condition · Safety and aesthetic concerns	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Painting and updating the interior walls — Enhances the home's appearance and appeal to potential buyers ↑
• Rental Flooring replacement — Improves the home's condition and appeal to renters ↑
• Both Kitchen and bath renovations — Significant impact on 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: 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

1 event — show timeline

• 2026-04-29 Listed $50,000 HBRMLS