77 North St · Rayland, OH 43943

$99,000

2 bd · 1.5 ba · 1,460 sqft · SingleFamily · 143 Days on market

Built 1980 Fair condition 7,405 sqft lot

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Why this score? — see what drove the C 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +5.8/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This 2-bedroom home is located in a quiet residential neighborhood. The property features a functional layout with a living area, kitchen, and two bedrooms. A long-term tenant is currently in place, offering rental income, with potential for future occupancy subject to lease terms. The setting provides a residential environment suitable for a variety of buyers. An option for investors or purchasers considering future owner occupancy. Home being sold AS IS

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1980

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Direct access garage; Unpaved parking area
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area about 1,460
• Construction: Built (year source: public records); Asphalt/fiberglass roof
• Exterior features: Vinyl siding; Lot size approximately 0.17 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Electric baseboard heating; Wall/window cooling unit(s)
• Interior features: Finished common basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#635 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Buckeye Local (rural): math 44% / reading 53% proficiency, ranked #471 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buckeye North Elementary School (math 47% / reading 57%, grade C-, #851 of 1,584 statewide, top 56%, 273 students, 65% FRL); Buckeye Local Junior High (math 33% / reading 51%, grade D-, #499 of 654 statewide, top 77%, 209 students, 56% FRL); Buckeye Local High School (388 students, 54% FRL).
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $2k appreciation (1.6% local appreciation)).
• Jefferson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.53×
• Total profit: $14,584
• Equity at exit: $36,843

10-year hold

• IRR: 13.3%
• Equity multiple: 2.72×
• Total profit: $47,657
• Equity at exit: $51,409

Cash invested: $27,720 (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 43943

• Home prices YoY: 1.1%
• Active inventory: 9
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $155

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $223	-5% $189	+0% $155	+5% $121	+10% $86
Rent	-10% $71	-5% $113	+0% $155	+5% $197	+10% $239
Rate	-1.0pp $205	-0.5pp $180	base $155	+0.5pp $129	+1.0pp $103

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 143 DOM
2. 2026-06-21
   days on market $99,000 Active 142 DOM
3. 2026-06-18
   status $99,000 Active 140 DOM
4. 2026-06-18
   days on market $99,000 Contingent 140 DOM
5. 2026-06-17
   days on market $99,000 Contingent 139 DOM
6. 2026-06-16
   days on market $99,000 Contingent 138 DOM
7. 2026-06-15
   days on market $99,000 Contingent 137 DOM
8. 2026-06-13
   days on market $99,000 Contingent 135 DOM
9. 2026-06-12
   days on market $99,000 Contingent 134 DOM
10. 2026-06-09
    days on market $99,000 Contingent 131 DOM
11. 2026-06-08
    days on market $99,000 Contingent 130 DOM
12. 2026-06-07
    days on market $99,000 Contingent 129 DOM
13. 2026-06-07
    days on market $99,000 Contingent 128 DOM
14. 2026-06-04
    days on market $99,000 Contingent 125 DOM
15. 2026-06-02
    days on market $99,000 Contingent 124 DOM
16. 2026-06-01
    days on market $99,000 Contingent 123 DOM
17. 2026-05-31
    remarks 459-char remark
18. 2026-05-31
    listed $99,000 Contingent 122 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,742
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,880
• Taxable income: $298
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $1,785/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 · 2 photos

Fair 45/100 Moderate rehab

This 2-bedroom home requires significant repairs and maintenance, including a new roof, exterior siding and paint, HVAC replacement, and landscaping improvements. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling paint and chipping paint indicate severe wear.
• Major flooring — Visible wear and tear suggest the need for replacement.
• Major HVAC unit — The unit appears old and may need maintenance or replacement.
• Major windows — Old windows may need replacement or repair for energy efficiency and appearance.
• Major interior walls/paint — Wear and tear on walls and paint suggest a need for repainting or replacement.
• Major landscaping — Minimal landscaping and low curb appeal suggest a need for improvement to enhance the property's value.
• Minor foundation — No visible structural issues, but may need minor repairs or maintenance.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding and paint — New siding and paint would enhance the home's curb appeal and value.
• Both HVAC replacement — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value.
• Both landscaping and curb appeal — Improved landscaping would enhance the home's curb appeal and attract more buyers or renters.
• Resale interior painting — Fresh paint would improve the home's appearance and value.
• Both window replacement — New windows would improve energy efficiency and the home's overall appearance, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · Peeling paint and chipping paint indicate severe wear.	Major	$15,000–50,000
flooring · Visible wear and tear suggest the need for replacement.	Major	$15,000–50,000
HVAC unit · The unit appears old and may need maintenance or replacement.	Major	$15,000–50,000
windows · Old windows may need replacement or repair for energy efficiency and appearance.	Major	$15,000–50,000
interior walls/paint · Wear and tear on walls and paint suggest a need for repainting or replacement.	Major	$15,000–50,000
landscaping · Minimal landscaping and low curb appeal suggest a need for improvement to enhance the property's value.	Major	$15,000–50,000
foundation · No visible structural issues, but may need minor repairs or maintenance.	Minor	$500–3,000
Total estimated repair cost · 8 items		$105,500–353,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding and paint — New siding and paint would enhance the home's curb appeal and value. ↑
• Both HVAC replacement — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping and curb appeal — Improved landscaping would enhance the home's curb appeal and attract more buyers or renters. ↑
• Resale interior painting — Fresh paint would improve the home's appearance and value. ↑
• Both window replacement — New windows would improve energy efficiency and the home's overall appearance, benefiting both resale and rental value. ↑

ⓘ 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: Buckeye Local
• NCES district ID: 3904778
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $41,332
• Composite: 40.68/100
• National rank: #3673
• State rank: #471 of 656 in OH

Livability — Rayland

• Score: 66/100
• State rank: #635
• US rank: #11212

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

• County: Jefferson · 64,369 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 3,288
• Household income: $49,569
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 5.9

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 (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Romanian 15% Polish 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · 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: ▲ 1.58%
• Current HPI: 138.7959
• 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

2 events — show timeline

• 2026-02-06 Contingent — MLSNOW
• 2026-01-27 Listed $99,000 MLSNOW