4515 Harrison St · Bellaire, OH 43906

$20,000

2 bd · 1.0 ba · 886 sqft · SingleFamily public records · 32 Days on market

Built 1920 3,920 sqft lot $23/sqft · 68% below area

---

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
• Appreciation +5.9/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors! Bring your ideas and your contractor. Property being sold "as is"

Key facts

• 3,920 sq ft lot
• Built 1920
• Listed 32 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Shingle roof
• Construction: Built according to public records; Vinyl siding construction; Shingle roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($790 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#535 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Bellaire Local (rural): math 73% / reading 56% proficiency, ranked #430 of 802 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $496 of equity ($138 loan paydown + $358 appreciation (1.8% local appreciation)).
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $20k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
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: 3.95% ✓
• Cap rate: 36.03%
• Cash-on-cash: 106.20%
• DSCR: 5.73
• GRM: 2.1

CMA / ARV

• ARV (median comp): $62,422
• List price: $20,000
• Delta: -67.96%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4515 Harrison St	0.00mi	2/1.0	886 (0%)	0mo	$8,000	$9	100
3510 Trumbull St	0.67mi	3/1.0 (+1)	1,000 (+13%)	0mo	$85,000	$85	42
5197 Atchison Rd	0.64mi	2/1.0	1,008 (+14%)	11mo	$89,000	$88	38
3515 Franklin St	0.67mi	3/1.0 (+1)	828 (-6%)	23mo	$53,000	$64	34

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

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.84×
• Total profit: $32,730
• Equity at exit: $7,663

10-year hold

• IRR: —
• Equity multiple: 14.20×
• Total profit: $73,925
• Equity at exit: $10,863

Cash invested: $5,600 (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 43906

• Home prices YoY: 1.1%
• Active inventory: 26
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $496

Break-even live

Break-even rent $163

Max offer price $20,000

Occupancy floor 32%

Sensitivity live

Price	-10% $507	-5% $501	+0% $496	+5% $490	+10% $484
Rent	-10% $433	-5% $464	+0% $496	+5% $527	+10% $558
Rate	-1.0pp $506	-0.5pp $501	base $496	+0.5pp $490	+1.0pp $485

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 39th St Wheeling, WV	1.0	1.0	848	$790	$0.93	45d	1	1.36mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $20,000 Pending 32 DOM
2. 2026-06-02
   days on market $20,000 Contingent 28 DOM
3. 2026-06-01
   days on market $20,000 Contingent 27 DOM
4. 2026-05-31
   days on market $20,000 Contingent 26 DOM
5. 2026-05-30
   days on market $20,000 Contingent 25 DOM
6. 2026-05-10
   price $24,000 98-char remark
7. 2026-05-05
   listed $30,000 Active 98-char remark
8. 2024-04-17
   soldstatus $49,333
9. 2002-11-27
   soldstatus $6,100

ⓘ 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: $183 · $15/mo
• Projected year-2 tax: $248 · $21/mo
• Expected delta: +$64/yr (+$5/mo · 35.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $9,480
• − Mortgage interest: −$1,120
• − Property taxes: −$183
• − Insurance: −$100
• − Repairs & maintenance: −$758
• − Management: −$758
• − Depreciation: −$582
• Taxable income: $5,978
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $4,513/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: Bellaire Local
• NCES district ID: 3904357
• Math proficiency: 73% ▲ 5.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $37,307
• Composite: 55.05/100
• National rank: #2773
• State rank: #430 of 802 in OH

Livability — Bellaire

• Score: 69/100
• State rank: #535
• US rank: #9051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellaire, OH
• County: Belmont · 63,139 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 7,888
• Household income: $41,635
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 5.6

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4%
• Common ancestry: Romanian 5% Slovak 2% Iranian 2%
• Foreign-born: 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: ▲ 1.79%
• Current HPI: 159.8031
• 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

+31.1% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) $8,000 MLSNOW
• 2026-06-07 Pending — MLSNOW
• 2026-05-27 Contingent — MLSNOW
• 2026-05-25 Price Changed $20,000 MLSNOW
• 2026-05-10 Price Changed $24,000 MLSNOW
• 2026-05-05 Listed $30,000 MLSNOW
• 2024-04-17 Sold (Public Records) $49,333 Public Records
• 2002-11-27 Sold (Public Records) $6,100 Public Records

Property tax history

-3.4%/yr

Latest (2025): $183 · +1.4% YoY. Source: county tax records.