500 E Marietta St · Woodsfield, OH 43793

$69,000

4 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 64 Days on market

Built 1900 8,102 sqft lot $57/sqft · 58% below area Est $135k · 49% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the Village of Woodsfield, close to both Parks, this charming 4 Bedroom 1 Bathroom home has a Garage, private level backyard and a lot of potential! Very clean home with Eat in Kitchen, 2 bedrooms, full bathroom and Laundry all on the main floor. Nice spacious Two additional bedrooms upstairs. The level back yard is partially fenced in from the neighbor and very private. The large 30 x 19 garage space needs some work and can be additional storage space. Gutters and furnace was replaced in 2008. Kitchen has a lot of cabinets with Dishwasher, Fridge, Stove are included in the price. Schedule your appointment today !

Key facts

• Partially fenced
• Eat in kitchen
• 8,102 sq ft lot

Tags

• PRIVATE LEVEL BACKYARD
• EAT IN KITCHEN
• PARTIALLY FENCED
• ADDITIONAL STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#753 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Switzerland Of Ohio Local (rural): math 39% / reading 51% proficiency, ranked #503 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($477 loan paydown + $650 appreciation (0.9% local appreciation)).
• Monroe County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $69k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1900 — 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. 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: 1.61% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.64%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $134,683
• List price: $69,000
• Delta: -48.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Andover Rd	0.64mi	3/1.0 (-1)	1,120 (-8%)	1mo	$137,000	$122	51
167 Andover Rd	0.66mi	3/1.0 (-1)	1,152 (-5%)	8mo	$120,000	$104	49
418 S Main St	0.50mi	3/2.0 (-1)	1,252 (+3%)	20mo	$192,000	$153	46
222 Liberty Ave	0.54mi	4/2.0	1,175 (-3%)	24mo	$174,000	$148	45
506 Eastern Ave	0.42mi	3/2.0 (-1)	1,296 (+7%)	19mo	$125,500	$97	44
144 Andover Rd	0.71mi	3/1.0 (-1)	1,152 (-5%)	15mo	$124,000	$108	41
198 N Monroe St	0.68mi	3/2.0 (-1)	1,112 (-9%)	8mo	$170,000	$153	38
277 Holiday Ave	0.55mi	3/2.5 (-1)	1,152 (-5%)	20mo	$190,000	$165	38
116 Hillcrest Dr	0.48mi	3/2.0 (-1)	1,350 (+11%)	18mo	$185,000	$137	35
129 Maple Ave	0.60mi	3/2.5 (-1)	1,387 (+14%)	6mo	$310,000	$224	33
210 Maple Ave	0.69mi	3/2.5 (-1)	1,175 (-3%)	24mo	$130,000	$111	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.52×
• Total profit: $29,426
• Equity at exit: $23,349

10-year hold

• IRR: 32.3%
• Equity multiple: 4.87×
• Total profit: $74,794
• Equity at exit: $30,870

Cash invested: $19,320 (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 43793

• Home prices YoY: 0.7%
• Active inventory: 34
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $445

Break-even live

Break-even rent $549

Max offer price $69,000

Occupancy floor 55%

Sensitivity live

Price	-10% $484	-5% $464	+0% $445	+5% $425	+10% $406
Rent	-10% $357	-5% $401	+0% $445	+5% $489	+10% $533
Rate	-1.0pp $480	-0.5pp $462	base $445	+0.5pp $427	+1.0pp $409

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $69,000 Active 64 DOM
2. 2026-06-17
   days on market $69,000 Active 63 DOM
3. 2026-06-16
   days on market $69,000 Active 62 DOM
4. 2026-06-15
   days on market $69,000 Active 61 DOM
5. 2026-06-13
   days on market $69,000 Active 59 DOM
6. 2026-06-12
   days on market $69,000 Active 58 DOM
7. 2026-06-09
   days on market $69,000 Active 55 DOM
8. 2026-06-08
   days on market $69,000 Active 54 DOM
9. 2026-06-08
   pricedays on market $69,000 Active 53 DOM
10. 2026-06-04
    days on market $78,000 Active 49 DOM
11. 2026-06-02
    days on market $78,000 Active 48 DOM
12. 2026-06-01
    days on market $78,000 Active 47 DOM
13. 2026-05-31
    days on market $78,000 Active 46 DOM
14. 2026-04-15
    listed $78,000 Active 634-char remark

    Show marketing remark (634 chars)

    Located in the Village of Woodsfield, close to both Parks, this charming 4 Bedroom 1 Bathroom home has a Garage, private level backyard and a lot of potential! Very clean home with Eat in Kitchen, 2 bedrooms, full bathroom and Laundry all on the main floor. Nice spacious Two additional bedrooms upstairs. The level back yard is partially fenced in from the neighbor and very private. The large 30 x 19 garage space needs some work and can be additional storage space. Gutters and furnace was replaced in 2008. Kitchen has a lot of cabinets with Dishwasher, Fridge, Stove are included in the price. Schedule your appointment today !

15. 2008-01-18
    soldstatus $33,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$279/yr (+$23/mo · 53.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $13,348
• − Mortgage interest: −$3,865
• − Property taxes: −$518
• − Insurance: −$345
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,007
• Taxable income: $4,477
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $4,265/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: Switzerland Of Ohio Local
• NCES district ID: 3904865
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $40,358
• Composite: 37.67/100
• National rank: #4367
• State rank: #503 of 656 in OH

Livability — Woodsfield

• Score: 65/100
• State rank: #753
• US rank: #13569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodsfield, OH
• County: Monroe · 13,010 people
• Population (ZIP): 4,879
• Household income: $51,193
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 16.6

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,685 people
• By 2030: 13,113 · -4.2%
• By 2040: 11,852 · -13.4%
• By 2050: 10,621 · -22.4%
• By 2075: 7,975 · -41.7%
• By 2100: 5,494 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Iranian 1%
• Foreign-born: 1% · Philippines
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+59.8) · D 19.7% · R 79.4%
• 2008→2024 swing: -68.9pp toward R · 2008: 9.2pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+54.0 2016: R+46.9 2012: R+7.9 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.94%
• Current HPI: 143.8315
• 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

+136.4% since first listed

2 events — show timeline

• 2026-04-15 Listed $78,000 MLSNOW
• 2008-01-18 Sold (Public Records) $33,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $518 · +16.8% YoY. Source: county tax records.