117 A&B High St · Flushing, OH 43977

$78,000

4 bd · 2.0 ba · 3,090 sqft · MultiFamily · 886 Days on market

Built 1900 Fair condition 3,746 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks MLS

This duplex would make a great investment property for your retirement portfolio. You can live in one unit and rent out the other or rent out both units. Each unit has 2 bedrooms and 1 full bath. Nice deck with a beautiful view off the upstairs unit and a patio off the downstairs unit. Downstairs unit rents for $675 a month and the upstairs for $675. Tenants pays for utilities except the landlord pays for trash for each unit a month. The home is conveniently located on Main St in Flushing, so you can walk to the local market or pizza shop. Also just 15 minutes from I-70.

Key facts

• 3,746 sq ft lot
• Built 1900
• Listed 886 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $631/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#878 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• Union Local (rural): math 39% / reading 60% proficiency, ranked #450 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).
• At $2,280/mo this rent would consume 46% of the median local household income ($59k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($539 loan paydown + $8k appreciation (10.0% local appreciation)).
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 886 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 886 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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.
11. 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.
12. 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: 2.92% ✓
• Cap rate: 25.71%
• Cash-on-cash: 69.35%
• DSCR: 4.09
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.4%
• Equity multiple: 6.63×
• Total profit: $122,903
• Equity at exit: $70,269

10-year hold

• IRR: 74.6%
• Equity multiple: 14.68×
• Total profit: $298,781
• Equity at exit: $151,537

Cash invested: $21,840 (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 43977

• Active inventory: 9
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,262

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,316	-5% $1,289	+0% $1,262	+5% $1,235	+10% $1,208
Rent	-10% $1,082	-5% $1,172	+0% $1,262	+5% $1,352	+10% $1,442
Rate	-1.0pp $1,301	-0.5pp $1,282	base $1,262	+0.5pp $1,242	+1.0pp $1,221

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,280
Total (2 units)			$2,280

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   status $78,000 Pending 886 DOM
2. 2026-06-01
   days on market $78,000 Active 886 DOM
3. 2026-05-31
   days on market $78,000 Active 885 DOM
4. 2025-06-24
   status Active 577-char remark

   Show marketing remark (577 chars)

   This duplex would make a great investment property for your retirement portfolio. You can live in one unit and rent out the other or rent out both units. Each unit has 2 bedrooms and 1 full bath. Nice deck with a beautiful view off the upstairs unit and a patio off the downstairs unit. Downstairs unit rents for $675 a month and the upstairs for $675. Tenants pays for utilities except the landlord pays for trash for each unit a month. The home is conveniently located on Main St in Flushing, so you can walk to the local market or pizza shop. Also just 15 minutes from I-70.

5. 2025-06-23
   historical 577-char remark

   Show marketing remark (577 chars)

   This duplex would make a great investment property for your retirement portfolio. You can live in one unit and rent out the other or rent out both units. Each unit has 2 bedrooms and 1 full bath. Nice deck with a beautiful view off the upstairs unit and a patio off the downstairs unit. Downstairs unit rents for $675 a month and the upstairs for $675. Tenants pays for utilities except the landlord pays for trash for each unit a month. The home is conveniently located on Main St in Flushing, so you can walk to the local market or pizza shop. Also just 15 minutes from I-70.

6. 2024-11-06
   status Active 577-char remark

   Show marketing remark (577 chars)

   This duplex would make a great investment property for your retirement portfolio. You can live in one unit and rent out the other or rent out both units. Each unit has 2 bedrooms and 1 full bath. Nice deck with a beautiful view off the upstairs unit and a patio off the downstairs unit. Downstairs unit rents for $675 a month and the upstairs for $675. Tenants pays for utilities except the landlord pays for trash for each unit a month. The home is conveniently located on Main St in Flushing, so you can walk to the local market or pizza shop. Also just 15 minutes from I-70.

7. 2024-10-28
   historical Contingent 577-char remark

   Show marketing remark (577 chars)

   This duplex would make a great investment property for your retirement portfolio. You can live in one unit and rent out the other or rent out both units. Each unit has 2 bedrooms and 1 full bath. Nice deck with a beautiful view off the upstairs unit and a patio off the downstairs unit. Downstairs unit rents for $675 a month and the upstairs for $675. Tenants pays for utilities except the landlord pays for trash for each unit a month. The home is conveniently located on Main St in Flushing, so you can walk to the local market or pizza shop. Also just 15 minutes from I-70.

8. 2023-12-23
   listed $78,000 Active 577-char remark

   Show marketing remark (577 chars)

   This duplex would make a great investment property for your retirement portfolio. You can live in one unit and rent out the other or rent out both units. Each unit has 2 bedrooms and 1 full bath. Nice deck with a beautiful view off the upstairs unit and a patio off the downstairs unit. Downstairs unit rents for $675 a month and the upstairs for $675. Tenants pays for utilities except the landlord pays for trash for each unit a month. The home is conveniently located on Main St in Flushing, so you can walk to the local market or pizza shop. Also just 15 minutes from I-70.

9. 2023-12-19
   historical
10. 2023-06-20
    status Active
11. 2023-06-19
    historical
12. 2022-09-19
    listed $78,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $27,360
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$2,269
• Taxable income: $14,784
• Est. tax owed @ 24.0%: −$3,548
• After-tax cash flow: $11,598/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 · 1 photo

Fair 45/100 Moderate rehab

This two-unit property requires significant exterior and interior repairs, but presents a good investment opportunity with potential for substantial value increase through painting and minor renovations.

Repairs flagged

• Major exterior brick facade — Significant discoloration and wear
• Major exterior siding — Significant discoloration and wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Improves interior appearance and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior brick facade · Significant discoloration and wear	Major	$15,000–50,000
exterior siding · Significant discoloration and wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Improves interior appearance and rental appeal ↑

ⓘ 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: Union Local
• NCES district ID: 3904601
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,288
• Composite: 41.74/100
• National rank: #3402
• State rank: #450 of 656 in OH

Livability — Flushing

• Score: 62/100
• State rank: #878
• US rank: #16613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flushing, OH
• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 2,576
• Household income: $59,483
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 2.6

Population outlook (Belmont County) Hauer SSP2

• Today (2025): 66,568 people
• By 2030: 64,818 · -2.6%
• By 2040: 60,702 · -8.8%
• By 2050: 56,427 · -15.2%
• By 2075: 46,222 · -30.6%
• By 2100: 34,611 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Iranian 5% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Belmont

• 2024 margin: Solid R (+47.3) · D 26.0% · R 73.3%
• 2008→2024 swing: -50.0pp toward R · 2008: 2.7pp · 2024: -47.3pp
• All cycles: 2024: R+47.3 2020: R+43.6 2016: R+39.5 2012: R+8.4 2008: D+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.92%
• Current HPI: 244.89
• 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

+0.0% since first listed

9 events — show timeline

• 2025-06-24 Relisted — MLSNOW
• 2025-06-23 Listing Removed — MLSNOW
• 2024-11-06 Relisted — MLSNOW
• 2024-10-28 Contingent — MLSNOW
• 2023-12-23 Listed $78,000 MLSNOW
• 2023-12-19 Listing Removed — MLSNOW
• 2023-06-20 Relisted — MLSNOW
• 2023-06-19 Listing Removed — MLSNOW
• 2022-09-19 Listed $78,000 MLSNOW