57212 Westlawn Ave · Martins Ferry, OH 43935

$29,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 66 Days on market

Built 1959 1.10 ac lot $32/sqft · 79% below area ↓ 10% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! 57212 West Lawn includes five parcels and is ready for a rehab. The property is being sold as-is and is filled with personal property. Cash or renovation financing likely required. Strong potential for those looking for their next project.

Key facts

• 1.1 acre lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $27k (6.0% below list) — sets the bar for market timing.
• Cap rate 48.2% vs local median 7.9% in Martins Ferry — 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 71/100 on livability (#423 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Martins Ferry City (suburban): math 42% / reading 54% proficiency, ranked #483 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Belmont County population projected at -15% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $27,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 5.17% ✓
• Cap rate: 48.15%
• Cash-on-cash: 149.50%
• DSCR: 7.65
• GRM: 1.6

CMA / ARV

• ARV (median comp): $135,827
• List price: $29,000
• Delta: -78.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69350 Highland Ave	0.48mi	3/1.0 (+1)	960 (+7%)	4mo	$70,000	$73	58
69740 Ohio St	0.34mi	3/1.0 (+1)	864 (-4%)	19mo	$52,000	$60	58
25 Willetta Ave	0.60mi	2/2.5	810 (-10%)	21mo	$116,500	$144	33
839 W Vine St	0.64mi	3/1.5 (+1)	1,014 (+13%)	22mo	$120,000	$118	22

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: —
• Equity multiple: 8.36×
• Total profit: $59,737
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 17.63×
• Total profit: $135,006
• Equity at exit: $2,507

Cash invested: $8,120 (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 43935

• Home prices YoY: -12.7%
• Active inventory: 32
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$9 /mo · $111/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $1,012

Break-even live

Break-even rent $219

Max offer price $29,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,028	-5% $1,020	+0% $1,012	+5% $1,003	+10% $995
Rent	-10% $893	-5% $952	+0% $1,012	+5% $1,071	+10% $1,130
Rate	-1.0pp $1,026	-0.5pp $1,019	base $1,012	+0.5pp $1,004	+1.0pp $996

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 N Front St Wheeling, WV	2.0	1.0	1000	$1,500	$1.50	44d	1	1.36mi

Listing history 18 events

1. 2026-06-19
   days on market $29,000 Active 66 DOM
2. 2026-06-18
   days on market $29,000 Active 65 DOM
3. 2026-06-17
   days on market $29,000 Active 64 DOM
4. 2026-06-16
   days on market $29,000 Active 63 DOM
5. 2026-06-15
   days on market $29,000 Active 62 DOM
6. 2026-06-14
   days on market $29,000 Active 60 DOM
7. 2026-06-12
   days on market $29,000 Active 59 DOM
8. 2026-06-09
   days on market $29,000 Active 56 DOM
9. 2026-06-08
   days on market $29,000 Active 55 DOM
10. 2026-06-07
    days on market $29,000 Active 54 DOM
11. 2026-06-05
    pricedays on market $29,000 Active 51 DOM
12. 2026-06-03
    days on market $36,000 Active 50 DOM
13. 2026-06-02
    days on market $36,000 Active 49 DOM
14. 2026-06-01
    days on market $36,000 Active 48 DOM
15. 2026-05-31
    days on market $36,000 Active 47 DOM
16. 2026-05-30
    days on market $36,000 Active 46 DOM
17. 2026-05-18
    price $36,000 260-char remark

    Show marketing remark (260 chars)

    Attention investors! 57212 West Lawn includes five parcels and is ready for a rehab. The property is being sold as-is and is filled with personal property. Cash or renovation financing likely required. Strong potential for those looking for their next project.

18. 2026-04-13
    listed $40,000 Active 260-char remark

    Show marketing remark (260 chars)

    Attention investors! 57212 West Lawn includes five parcels and is ready for a rehab. The property is being sold as-is and is filled with personal property. Cash or renovation financing likely required. Strong potential for those looking for their next project.

ⓘ 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: $111 · $9/mo
• Projected year-2 tax: $282 · $23/mo
• Expected delta: +$171/yr (+$14/mo · 154.3%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$1,624
• − Property taxes: −$111
• − Insurance: −$145
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$844
• Taxable income: $12,396
• Est. tax owed @ 24.0%: −$2,975
• After-tax cash flow: $9,164/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: Martins Ferry City
• NCES district ID: 3904434
• Math proficiency: 42% ▼ -23.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $37,566
• Composite: 39.89/100
• National rank: #3859
• State rank: #483 of 656 in OH

Livability — Martins Ferry

• Score: 71/100
• State rank: #423
• US rank: #6917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 7,918
• Household income: $50,109
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 2.2

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Black 5% Asian 3%
• Common ancestry: Romanian 4% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -25.06%
• Current HPI: 172.1787
• 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

-10.0% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $36,000 MLSNOW
• 2026-04-13 Listed $40,000 MLSNOW

Property tax history

-15.3%/yr

Latest (2025): $111 · +4.9% YoY. Source: county tax records.