90 Mulberry St · Mount Pleasant, OH 43939

$85,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 86 Days on market

Built 1900 8,276 sqft lot ↓ 26% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming 1,800 square foot residence nestled in the heart of historic Mt. Pleasant Village! This well-maintained 3-bedroom, 1½-bath home offers a perfect blend of comfort and convenience. Enjoy the ease of main floor laundry and spacious living areas designed for everyday living and entertaining. Situated on a level lot, the property features a garage for added storage and parking, along with inviting outdoor spaces including a covered front porch—ideal for relaxing mornings—and a covered rear patio perfect for gatherings or quiet evenings. Electric water heater is leased from AWHR. Metal roof is apx. 8 years old. Located in a picturesque, walkable co

Key facts

• 8,276 sq ft lot
• Garage
• Built 1900

Property features AI

Finance

• Other: Basement: crawl space with dirt floor, unfinished

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electrical service available
• Home design: Two-story home; Vinyl siding; Metal roof; Above-grade finished living area approximately 1,800 (assessor)
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Covered front porch; Patio; Back yard

Interior

• Kitchen: Eat-in kitchen; Refrigerator included
• Bedrooms: Three bedrooms on the second floor (two carpeted, one with wood flooring)
• Flooring: Carpet in most living areas and bedrooms; Wood flooring in one second-floor bedroom
• Bathrooms: One full bathroom; One half bathroom; Main level has a bathroom
• Heating & cooling: Central air conditioning; Heating via baseboard, forced air, fireplace(s), and oil
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Fireplace in family room (propane/gas)
• Laundry & utility: Washer and dryer included; Laundry located in a bathroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#907 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools 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.
• Market conditions: 3 active listings in the ZIP; lower-income renter base — watch delinquency; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 2.57×
• Total profit: $37,441
• Equity at exit: $38,220

10-year hold

• IRR: 28.3%
• Equity multiple: 5.00×
• Total profit: $95,137
• Equity at exit: $58,901

Cash invested: $23,800 (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 43939

• Active inventory: 3
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $427

Break-even live

Break-even rent $676

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $475	-5% $451	+0% $427	+5% $403	+10% $379
Rent	-10% $331	-5% $379	+0% $427	+5% $475	+10% $523
Rate	-1.0pp $470	-0.5pp $449	base $427	+0.5pp $405	+1.0pp $383

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $85,000 Active 86 DOM
2. 2026-06-18
   days on market $85,000 Active 84 DOM
3. 2026-06-17
   days on market $85,000 Active 83 DOM
4. 2026-06-16
   days on market $85,000 Active 82 DOM
5. 2026-06-15
   days on market $85,000 Active 81 DOM
6. 2026-06-13
   days on market $85,000 Active 79 DOM
7. 2026-06-12
   days on market $85,000 Active 78 DOM
8. 2026-06-09
   days on market $85,000 Active 75 DOM
9. 2026-06-08
   days on market $85,000 Active 74 DOM
10. 2026-06-07
    days on market $85,000 Active 73 DOM
11. 2026-06-07
    days on market $85,000 Active 72 DOM
12. 2026-06-04
    days on market $85,000 Active 69 DOM
13. 2026-06-02
    days on market $85,000 Active 68 DOM
14. 2026-06-01
    days on market $85,000 Active 67 DOM
15. 2026-05-31
    remarks 680-char remark
16. 2026-05-31
    listed $85,000 Active 66 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: $631 · $53/mo
• Projected year-2 tax: $978 · $82/mo
• Expected delta: +$348/yr (+$29/mo · 55.1%)

ⓘ 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 ≥96°F today · 18 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: $14,598
• − Mortgage interest: −$4,761
• − Property taxes: −$631
• − Insurance: −$425
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,473
• Taxable income: $3,973
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,174/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: 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 — Mount Pleasant

• Score: 62/100
• State rank: #907
• US rank: #17146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, OH
• County: Jefferson · 64,369 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 313
• Household income: $38,500
• Rent vs Own: 7.1% rent · 92.9% own
• Severe rent burden: 33.3

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 11% Slovak 4% Serbian 3%
• Languages at home: 98% English-only · Spanish 2%

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: —
• Current HPI: —
• 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

-26.1% since first listed

4 events — show timeline

• 2026-05-22 Relisted — MLSNOW
• 2026-05-21 Price Changed $85,000 MLSNOW
• 2026-05-12 Contingent — MLSNOW
• 2026-03-26 Listed $115,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $631 · -2.2% YoY. Source: county tax records.