935 County Road 56 · Toronto, OH 43964

$75,000

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 2 Days on market

Built 1940 1.54 ac lot Est $141k · 47% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY ON 4.24 ACRES - Come see this fixer upper on 4+ acres with lots of potential! Perfect for anyone looking to add to their portfolio or fix-up to live in. Newer Hot Water Tank as an added bonus, large bedrooms and plenty of privacy and space to utilize! Parcel #'s 09-01431-000 (1.54 Acres) & 09-00891-000 (2.7 Acres) are both included! Schedule your showing today! Cash or Conventional only and sale is AS-IS WHERE-IS!

Key facts

• Hot water tank
• 4.24 acres
• 1.54 acre lot

Tags

• HOT WATER TANK
• 4.24 ACRES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Private sewer (septic tank)
• Home design: Single-story brick home; Shingle roof; Block foundation; Above-grade finished area approximately 954
• Construction: Brick construction; Built (year per public records); Block foundation; Shingle roof
• Exterior features: 1.54-acre lot

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air; Heating options: baseboard, forced air, heat pump, oil
• Interior features: Partially finished basement with walk-out access; Fixer condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $75k).

Location & tenants

• Location reads 66/100 on livability (#651 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Edison Local (rural): math 52% / reading 66% proficiency, ranked #312 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $75k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $141,192
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
542 County Road 56	0.41mi	2/1.0	912 (-4%)	6mo	$60,000	$66	68
720 W Fernwood Dr	0.42mi	3/1.5 (+1)	1,009 (+6%)	8mo	$149,000	$148	57
602 W Fernwood Ave	0.61mi	3/1.5 (+1)	912 (-4%)	3mo	$205,000	$225	55
71 Lucy Dr	0.32mi	3/2.0 (+1)	980 (+3%)	23mo	$144,000	$147	53

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-733
• Equity at exit: $11,183

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $14,084
• Equity at exit: $6,485

Cash invested: $21,000 (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 43964

• Home prices YoY: -12.7%
• Active inventory: 35
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $179

Break-even live

Break-even rent $642

Max offer price $75,000

Occupancy floor 74%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $75,000 Active 2 DOM
2. 2026-06-17
   remarks 442-char remark
3. 2026-06-17
   listed $75,000 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: $991 · $83/mo
• Projected year-2 tax: $1,081 · $90/mo
• Expected delta: +$89/yr (+$7/mo · 9.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,426
• − Mortgage interest: −$4,201
• − Property taxes: −$991
• − Insurance: −$375
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,182
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $1,908/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: Edison Local
• NCES district ID: 3904779
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 66% ▼ -7.00%
• Median HH income: $45,717
• Composite: 49.79/100
• National rank: #1959
• State rank: #312 of 656 in OH

Livability — Toronto

• Score: 66/100
• State rank: #651
• US rank: #11555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson · 64,369 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 9,061
• Household income: $53,321
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 5.7

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Romanian 4% Serbian 3% Slovak 1%
• Foreign-born: 1% · China

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: ▼ -26.09%
• Current HPI: 178.6704
• 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

+209.6% since first listed

3 events — show timeline

• 2026-06-17 Listed $75,000 MLSNOW
• 2002-12-30 Sold (Public Records) $30,000 Public Records
• 2002-08-15 Sold (Public Records) $24,225 Public Records

Property tax history

+5.0%/yr

Latest (2025): $991 · +0.0% YoY. Source: county tax records.