1232 Oakgrove Ave · Steubenville, OH 43952

$85,000

3 bd · 1.5 ba · 1,242 sqft · SingleFamily public records · 36 Days on market

Built 1924 2,613 sqft lot $68/sqft · 100% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

This is priced to please, and awaiting you to call it home. Three bedrooms in a location close to the local University. Call today for your next investment or home today!!

Key facts

• 2,613 sq ft lot
• Garage
• Built 1924

Property features AI

Exterior

• Parking: One-car garage; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Two-story house; Aluminum siding exterior; Block foundation
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Small lot (approx. 0.06 acres)

Interior

• Kitchen: Eat-in kitchen (first floor)
• Bedrooms: Three second-floor bedrooms
• Flooring: Wood flooring in living room and one bedroom; Carpet in two bedrooms; Linoleum in kitchen and bathroom
• Bathrooms: One full bathroom (second floor)
• Heating & cooling: Forced-air gas heating
• Interior features: Basement present; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: commute A+, cost of living A+, housing 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.
• Zoned schools: Pugliese Elementary West (math 92% / reading 92%, grade A+, #13 of 1,584 statewide, top 1%, 480 students, 0% FRL); Harding Middle School (math 68% / reading 61%, grade A-, #205 of 654 statewide, top 34%, 752 students, 0% FRL); Steubenville High School (math 72% / reading 77%, grade B+, #69 of 781 statewide, top 10%, 699 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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.
• Current owner paid $30k; list at $85k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.14%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (median comp): $42,451
• List price: $85,000
• Delta: 100.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Oregon Ave	0.09mi	3/1.0	1,364 (+10%)	6mo	$120,500	$88	72
1510 Pennsylvania Ave	0.29mi	3/1.0	1,281 (+3%)	8mo	$50,500	$39	72
507 Highland Ave	0.37mi	2/1.0 (-1)	1,304 (+5%)	2mo	$23,000	$18	66
1222 Oregon Ave	0.11mi	3/1.0	1,424 (+15%)	3mo	$12,500	$9	66
301 Mckee St	0.60mi	3/1.0	1,214 (-2%)	1mo	$25,000	$21	65
316 Henry Ave	0.60mi	3/1.5	1,200 (-3%)	2mo	$115,000	$96	65
1113 State St	0.69mi	3/2.0	1,232 (-1%)	1mo	$135,000	$110	64
1127 Wellesley Ave	0.11mi	4/1.0 (+1)	1,089 (-12%)	10mo	$132,000	$121	59
1952 Mccauslen Mnr	0.66mi	3/2.0	1,308 (+5%)	0mo	$255,000	$195	58
714 Oxford Blvd	0.72mi	3/1.0	1,248 (+0%)	8mo	$149,000	$119	57
311 Cedar Ave	0.66mi	4/1.5 (+1)	1,090 (-12%)	7mo	$34,250	$31	38
305 Murphy Ave	0.71mi	3/1.5	1,428 (+15%)	8mo	$130,000	$91	35

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $10,377
• Equity at exit: $12,674

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $40,049
• Equity at exit: $7,349

Cash invested: $23,800 (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 43952

• Active inventory: 98
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $380

Break-even live

Break-even rent $646

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $428	-5% $404	+0% $380	+5% $356	+10% $332
Rent	-10% $291	-5% $335	+0% $380	+5% $424	+10% $469
Rate	-1.0pp $422	-0.5pp $401	base $380	+0.5pp $358	+1.0pp $335

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: $21,250
• Closing costs: $2,550
• 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	45d	1	0.47mi

Listing history 39 events

1. 2026-06-19
   days on market $85,000 Active 36 DOM
2. 2026-06-18
   days on market $85,000 Active 35 DOM
3. 2026-06-17
   days on market $85,000 Active 34 DOM
4. 2026-06-16
   days on market $85,000 Active 33 DOM
5. 2026-06-15
   days on market $85,000 Active 32 DOM
6. 2026-06-14
   days on market $85,000 Active 30 DOM
7. 2026-06-12
   days on market $85,000 Active 29 DOM
8. 2026-06-09
   days on market $85,000 Active 26 DOM
9. 2026-06-08
   days on market $85,000 Active 25 DOM
10. 2026-06-07
    days on market $85,000 Active 24 DOM
11. 2026-06-05
    days on market $85,000 Active 22 DOM
12. 2026-06-04
    days on market $85,000 Active 20 DOM
13. 2026-06-02
    days on market $85,000 Active 19 DOM
14. 2026-06-01
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-31
    days on market $85,000 Active 16 DOM
17. 2026-05-14
    listed $85,000 Active 103-char remark
18. 2026-01-20
    historical
19. 2025-10-20
    status Active
20. 2025-10-20
    price $97,000
21. 2025-10-19
    historical
22. 2025-08-06
    price $108,000
23. 2025-07-19
    listed $120,000 Active
24. 2024-10-03
    historical $900
25. 2024-09-13
    price $900
26. 2024-08-26
    listed $950
27. 2022-11-11
    historical
28. 2022-08-30
    status Pending

    Show marketing remark (171 chars)

    This is priced to please, and awaiting you to call it home. Three bedrooms in a location close to the local University. Call today for your next investment or home today!!

29. 2022-08-29
    soldstatus $29,500 Closed

    Show marketing remark (171 chars)

    This is priced to please, and awaiting you to call it home. Three bedrooms in a location close to the local University. Call today for your next investment or home today!!

30. 2022-08-05
    historical Contingent

    Show marketing remark (171 chars)

    This is priced to please, and awaiting you to call it home. Three bedrooms in a location close to the local University. Call today for your next investment or home today!!

31. 2022-08-04
    listed $35,000 Active

    Show marketing remark (171 chars)

    This is priced to please, and awaiting you to call it home. Three bedrooms in a location close to the local University. Call today for your next investment or home today!!

32. 2022-03-15
    soldstatus $24,000 Closed
33. 2022-02-27
    status Pending
34. 2022-02-21
    listed $29,900 Active
35. 2020-01-06
    soldstatus $6,000
36. 2019-11-22
    listed $7,500
37. 2019-06-21
    historical
38. 2019-04-27
    listed $9,900
39. 2002-07-19
    soldstatus $24,000

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: +$489/yr (+$41/mo · 140.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $13,517
• − Mortgage interest: −$4,761
• − Property taxes: −$349
• − Insurance: −$425
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,473
• Taxable income: $3,347
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,753/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 County · 17,836 people
• City population: 17,836
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 17,836
• Household income: $47,624
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 601.0

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 (76%)
• Race & ethnicity: White 76% Black 13% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -124.13%
• Current HPI: 183.5034
• Rent YoY: —
• Metro: Weirton-Steubenville, WV-OH
• 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

+254.2% since first listed

23 events — show timeline

• 2026-05-14 Listed $85,000 MLSNOW
• 2026-01-20 Listing Removed — MLSNOW
• 2025-10-20 Relisted — MLSNOW
• 2025-10-20 Price Changed $97,000 MLSNOW
• 2025-10-19 Listing Removed — MLSNOW
• 2025-08-06 Price Changed $108,000 MLSNOW
• 2025-07-19 Listed $120,000 MLSNOW
• 2024-10-03 Rental Removed $900 TURBOTENANT
• 2024-09-13 Price Changed $900 TURBOTENANT
• 2024-08-26 Listed for Rent $950 TURBOTENANT
• 2022-11-11 Rental Removed — TURBOTENANT
• 2022-08-30 Pending — MLSNOW
• 2022-08-29 Sold (MLS) $29,500 MLSNOW
• 2022-08-05 Contingent — MLSNOW
• 2022-08-04 Listed $35,000 MLSNOW
• 2022-03-15 Sold (MLS) $24,000 MLSNOW
• 2022-02-27 Pending — MLSNOW
• 2022-02-21 Listed $29,900 MLSNOW
• 2020-01-06 Sold (MLS) $6,000 MLSNOW
• 2019-11-22 Listed $7,500 MLSNOW
• 2019-06-21 Listing Removed — MLSNOW
• 2019-04-27 Listed $9,900 MLSNOW
• 2002-07-19 Sold (Public Records) $24,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $349 · +1.5% YoY. Source: county tax records.