639 Glen Dale Heights Rd · Shadyside, OH 20003

$259,000

4 bd · 3.0 ba · 1,613 sqft · SingleFamily · 37 Days on market

Built 1972 Good condition 0.27 ac lot Est $224k · 16% over ↓ 11% since listing

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Why this score? — see what drove the D- 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 +15.4/30.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +1.3/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Glen Dale Heights ~ Perched in one of the area's most coveted neighborhoods, this classic brick ranch delivers sweeping Ohio River views alongside the kind of move-in-ready comfort that's hard to find! 4 bedrooms and 3 full bathrooms, and a thoroughly updated interior-new flooring, fresh paint, modern fixtures, refreshed bathrooms, and an updated kitchen-means the work has already been done for you. The layout flows naturally for both quiet evenings at home and larger gatherings, anchored by a generous sized rec room that opens up many possibilities. A FREE 12-month home warranty is included for added peace of mind. Agent-owned

Key facts

• Ohio river views
• Updated interior
• Refreshed bathrooms

Tags

• OHIO RIVER VIEWS
• UPDATED INTERIOR
• MODERN FIXTURES
• REFRESHED BATHROOMS
• UPDATED KITCHEN
• GENEROUS SIZED REC ROOM

Property features AI

Exterior

• Parking: 2-car garage; Concrete driveway/parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family raised ranch / ranch; 1 story; Residential property
• Construction: Brick and vinyl siding exterior; Shingle roof; Below-grade finished area: 650
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: Total rooms: 9
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (electric); Central air; Ceiling fans
• Interior features: Finished full basement; Electric water heater; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (7.7% below list).
• Recommended offer: $239k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#576 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Marshall County Schools (suburban): math 28% / reading 36% proficiency, ranked #21 of 55 in WV (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-4.9%/yr); 2 comparable units currently listed for rent nearby; high-income renter base; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($160k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $239,057 (7.7% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $224,207
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Glen Dale Heights Rd	0.29mi	4/2.0	1,645 (+2%)	13mo	$240,000	$146	68
653 Glen Dale Heights Rd	0.02mi	3/2.5 (-1)	1,378 (-15%)	2mo	$400,000	$290	67
69 Julie Ct	0.57mi	3/2.0 (-1)	1,618 (+0%)	7mo	$255,000	$158	59
778 Little Grave Crk	0.67mi	3/2.0 (-1)	1,564 (-3%)	8mo	$350,000	$224	48
3785 Lincoln Ave	0.68mi	4/2.0	1,528 (-5%)	17mo	$149,900	$98	41
3940 Highland Ave	0.55mi	3/2.5 (-1)	1,490 (-8%)	22mo	$206,500	$139	37
4390 Central Ave	0.71mi	3/2.5 (-1)	1,806 (+12%)	9mo	$227,500	$126	33
4500 Smithfield St	0.68mi	3/2.0 (-1)	1,420 (-12%)	8mo	$187,000	$132	32
3709 Lincoln Ave	0.75mi	4/2.0	1,399 (-13%)	15mo	$161,000	$115	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-42,655
• Equity at exit: $38,618

10-year hold

• IRR: -15.9%
• Equity multiple: 0.23×
• Total profit: $-55,980
• Equity at exit: $22,394

Cash invested: $72,520 (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 20003

• Rents YoY: -4.9%
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $99

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 91%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Zane St Rm 1 Glen Dale, WV	3.0	1.0	1200	$1,000	$0.83	43d	1	0.88mi
610 Washington Ave Unit 41 Glen Dale, WV	3.0	1.5	1800	$895	$0.50	43d	1	1.13mi

Listing history 23 events

1. 2026-06-19
   days on market $259,000 Active 37 DOM
2. 2026-06-18
   days on market $259,000 Active 36 DOM
3. 2026-06-17
   days on market $259,000 Active 35 DOM
4. 2026-06-16
   days on market $259,000 Active 34 DOM
5. 2026-06-15
   days on market $259,000 Active 33 DOM
6. 2026-06-14
   days on market $259,000 Active 31 DOM
7. 2026-06-12
   days on market $259,000 Active 30 DOM
8. 2026-06-09
   days on market $259,000 Active 27 DOM
9. 2026-06-08
   days on market $259,000 Active 26 DOM
10. 2026-06-07
    days on market $259,000 Active 25 DOM
11. 2026-06-02
    days on market $259,000 Active 20 DOM
12. 2026-06-01
    days on market $259,000 Active 19 DOM
13. 2026-05-31
    days on market $259,000 Active 18 DOM
14. 2026-05-30
    days on market $259,000 Active 17 DOM
15. 2026-05-13
    listed $259,000 Active
16. 2026-04-30
    price $259,000
17. 2026-04-23
    price $263,000
18. 2026-04-08
    price $269,500
19. 2026-04-03
    price $272,500
20. 2026-03-27
    price $275,000
21. 2026-03-19
    price $279,900
22. 2026-03-05
    price $285,000
23. 2026-02-12
    listed $289,500 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,687
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$7,535
• Taxable loss: −$3,126
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,934/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

Good 80/100 Cosmetic rehab

This move-in-ready home offers a classic brick ranch with updated interiors and sweeping Ohio River views. The property is in good condition with no major repairs needed, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add a smart home system — Improves convenience and can be a selling point
• Both Add a smart thermostat — Improves energy efficiency and can be a selling point

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a smart home system — Improves convenience and can be a selling point ↑
• Both Add a smart thermostat — Improves energy efficiency and can be a selling point ↑

ⓘ 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: Marshall County Schools
• NCES district ID: 5400750
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $40,289
• Composite: 26.91/100
• National rank: #7086
• State rank: #21 of 55 in WV

Livability — Shadyside

• Score: 68/100
• State rank: #576
• US rank: #9818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: District of Columbia
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,482
• Household income: $159,846
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 1469.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,387 people
• By 2030: 29,242 · -3.8%
• By 2040: 26,806 · -11.8%
• By 2050: 24,627 · -19.0%
• By 2075: 19,846 · -34.7%
• By 2100: 15,169 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 23% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -37.5pp toward R · 2008: -12.6pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+49.6 2016: R+51.0 2012: R+28.6 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -783.88%
• Current HPI: 362.7496
• Rent YoY: ▼ -4.88%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

-10.5% since first listed

9 events — show timeline

• 2026-05-13 Listed $259,000 WBOR
• 2026-04-30 Price Changed $259,000 WBOR
• 2026-04-23 Price Changed $263,000 WBOR
• 2026-04-08 Price Changed $269,500 WBOR
• 2026-04-03 Price Changed $272,500 WBOR
• 2026-03-27 Price Changed $275,000 WBOR
• 2026-03-19 Price Changed $279,900 WBOR
• 2026-03-05 Price Changed $285,000 WBOR
• 2026-02-12 Listed $289,500 WBOR