755 Tuttle St · Belpre, OH 45714

$60,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 2 Days on market

Built 1965

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

Listing remarks

3 bedroom fixer upper. Being sold AS IS

Key facts

• Parking
• Built 1965
• Listed 2 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-story; 1,107 above-grade finished area
• Construction: Aluminum siding; Vinyl siding; Slab foundation; Year built per assessor
• Exterior features: Driveway

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Heating present
• Interior features: 6 total rooms; Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.1% vs local median 2.1% in Belpre — 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 79/100 on livability (#141 in OH, #2,191 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities D, commute F.
• Belpre City (suburban): math 41% / reading 55% proficiency, ranked #484 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belpre Elementary School (math 48% / reading 57%, grade C-, #846 of 1,584 statewide, top 54%, 497 students, 50% FRL); Belpre High School (math 31% / reading 51%, grade F, #518 of 781 statewide, top 66%, 392 students, 44% FRL).
• Market conditions: 44 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -12% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.95% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.96%
• DSCR: 2.56
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $183,762
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Covey Ct	0.04mi	3/1.0	1,092 (-1%)	4mo	$166,000	$152	92
803 Westview Dr	0.12mi	3/1.5	1,146 (+4%)	1mo	$252,900	$221	86
808 Belrock Ave	0.44mi	3/1.0	1,120 (+1%)	17mo	$219,000	$196	63
1592 Gene St	0.27mi	2/1.5 (-1)	1,092 (-1%)	19mo	$170,000	$156	62
1457 Patricia St	0.48mi	2/2.0 (-1)	1,120 (+1%)	8mo	$191,000	$171	60
2126 Mctaggart St	0.32mi	3/2.0	1,232 (+11%)	10mo	$205,000	$166	54
1565 Lois St	0.42mi	4/2.5 (+1)	1,028 (-7%)	8mo	$275,000	$268	51
1501 Boulevard	0.41mi	3/1.0	1,015 (-8%)	23mo	$160,000	$158	48
715 Clayton Ave	0.62mi	4/2.0 (+1)	1,200 (+8%)	23mo	$187,500	$156	29

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: 30.5%
• Equity multiple: 2.28×
• Total profit: $21,478
• Equity at exit: $8,946

10-year hold

• IRR: 37.8%
• Equity multiple: 4.51×
• Total profit: $58,958
• Equity at exit: $5,188

Cash invested: $16,800 (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 45714

• Home prices YoY: -21.9%
• Active inventory: 44
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $489

Break-even live

Break-even rent $548

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $523	-5% $506	+0% $489	+5% $472	+10% $455
Rent	-10% $397	-5% $443	+0% $489	+5% $536	+10% $582
Rate	-1.0pp $520	-0.5pp $505	base $489	+0.5pp $474	+1.0pp $458

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Hill St Belpre, OH	2.0	1.0–1.5	756	$1,095	$1.45	45d	3	0.55mi
665 Blennerhassett Hts Washington, WV	2.0	2.0	1200	$1,300	$1.08	45d	1	1.36mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $60,000 Pending 2 DOM
2. 2026-06-02
   remarks 39-char remark
3. 2026-06-02
   listed $60,000 Active 1 DOM

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $14,008
• − Mortgage interest: −$3,361
• − Property taxes: −$1,117
• − Insurance: −$300
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$1,745
• Taxable income: $5,243
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $4,615/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: Belpre City
• NCES district ID: 3904361
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $37,537
• Composite: 39.88/100
• National rank: #3860
• State rank: #484 of 656 in OH

Livability — Belpre

• Score: 79/100
• State rank: #141
• US rank: #2191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belpre, OH
• County: Washington · 57,253 people
• Population (ZIP): 9,333
• Household income: $57,045
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 19.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.92%
• Current HPI: 199.601
• 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

+13.2% since first listed

2 events — show timeline

• 2026-06-01 Listed $60,000 MLSNOW
• 1996-06-19 Sold (Public Records) $53,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,117 · +43.5% YoY. Source: county tax records.