1312 S 7th St · Ironton, OH 45638

$89,900

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 42 Days on market

Built 1938 9,583 sqft lot $67/sqft · 30% below area Est $129k · 30% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers a rare large double lot, 2 car carport off the alley, fenced back yard, and walking distance from Ironton High School and Ohio University. Home needs some TLC on interior, but home is a rare find with a double lot this close to the high school and University.

Key facts

• 2 car carport
• Fenced back yard
• Large double lot

Tags

• LARGE DOUBLE LOT
• 2 CAR CARPORT
• FENCED BACK YARD

Property features AI

Finance

• Other: Level lot/topography

Exterior

• Parking: Two-car garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; Above-grade finished area approximately 1,336
• Exterior features: Patio and porch; Fenced yard; Shed(s)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Partial, unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.1% in Ironton — 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 72/100 on livability (#354 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• Ironton City School District (suburban): math 54% / reading 58% proficiency, ranked #382 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $28k; list at $90k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1938 — 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: 1.30% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (median comp): $128,550
• List price: $89,900
• Delta: -30.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 South 8th St	0.14mi	3/2.0	1,358 (+2%)	3mo	$170,000	$125	84
914 S 8th Street St	0.27mi	3/1.0	1,315 (-2%)	2mo	$62,500	$48	83
1619 S 6th St	0.26mi	3/1.0	1,352 (+1%)	4mo	$146,000	$108	83
609 Spruce St	0.05mi	3/2.0	1,200 (-10%)	1mo	$128,500	$107	76
913 South 8th St	0.28mi	3/2.5	1,296 (-3%)	1mo	$207,000	$160	75
721 Chestnut St	0.25mi	3/1.0	1,410 (+6%)	7mo	$1	—	73
1703 S 5th St	0.31mi	3/1.5	1,296 (-3%)	8mo	$185,000	$143	72
1530 S 5th Street St	0.21mi	3/1.0	1,500 (+12%)	1mo	$112,500	$75	69
1222 Osage Ct	0.40mi	3/2.0	1,374 (+3%)	8mo	$180,000	$131	66
1412 S 4th St	0.21mi	3/1.0	1,136 (-15%)	1mo	$128,600	$113	65
323 Neal Ave	0.45mi	2/1.0 (-1)	1,273 (-5%)	2mo	$101,000	$79	64
707 Mastin Ave	0.47mi	3/2.0	1,200 (-10%)	7mo	$165,000	$138	51

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,460
• Equity at exit: $13,404

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $32,697
• Equity at exit: $7,773

Cash invested: $25,172 (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 45638

• Home prices YoY: -19.6%
• Active inventory: 84
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $330

Break-even live

Break-even rent $747

Max offer price $89,900

Occupancy floor 67%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 42 DOM
2. 2026-06-17
   days on market $89,900 Active 41 DOM
3. 2026-06-16
   days on market $89,900 Active 40 DOM

   Show marketing remark (276 chars)

   This home offers a rare large double lot, 2 car carport off the alley, fenced back yard, and walking distance from Ironton High School and Ohio University. Home needs some TLC on interior, but home is a rare find with a double lot this close to the high school and University.

4. 2026-06-15
   days on market $89,900 Active 39 DOM
5. 2026-06-13
   days on market $89,900 Active 37 DOM
6. 2026-06-12
   days on market $89,900 Active 36 DOM
7. 2026-06-09
   days on market $89,900 Active 33 DOM
8. 2026-06-08
   days on market $89,900 Active 32 DOM
9. 2026-06-08
   days on market $89,900 Active 31 DOM
10. 2026-06-07
    days on market $89,900 Active 30 DOM
11. 2026-06-04
    days on market $89,900 Active 27 DOM
12. 2026-06-02
    days on market $89,900 Active 26 DOM
13. 2026-06-01
    days on market $89,900 Active 25 DOM
14. 2026-05-31
    days on market $89,900 Active 24 DOM
15. 2026-05-07
    listed $89,900 Active 276-char remark

    Show marketing remark (276 chars)

    This home offers a rare large double lot, 2 car carport off the alley, fenced back yard, and walking distance from Ironton High School and Ohio University. Home needs some TLC on interior, but home is a rare find with a double lot this close to the high school and University.

16. 2026-05-07
    listed $89,900 Active 276-char remark

    Show marketing remark (276 chars)

    This home offers a rare large double lot, 2 car carport off the alley, fenced back yard, and walking distance from Ironton High School and Ohio University. Home needs some TLC on interior, but home is a rare find with a double lot this close to the high school and University.

17. 2016-11-29
    soldstatus $28,000
18. 2016-04-07
    soldstatus $25,935
19. 2010-08-13
    soldstatus $60,000
20. 1997-06-09
    soldstatus $50,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$213/yr (+$18/mo · 21.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,982
• − Mortgage interest: −$5,036
• − Property taxes: −$977
• − Insurance: −$450
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,615
• Taxable income: $2,667
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,322/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: Ironton City School District
• NCES district ID: 3904414
• Math proficiency: 54% ▼ -10.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $32,999
• Composite: 46.13/100
• National rank: #2505
• State rank: #382 of 656 in OH

Livability — Ironton

• Score: 72/100
• State rank: #354
• US rank: #5718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironton, OH
• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 19,921
• Household income: $49,544
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 10.7

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 196.7459
• 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

+79.8% since first listed

7 events — show timeline

• 2026-06-16 Pending — HBRMLS
• 2026-05-07 Listed $89,900 AABOR
• 2026-05-07 Listed $89,900 HBRMLS
• 2016-11-29 Sold (Public Records) $28,000 Public Records
• 2016-04-07 Sold (Public Records) $25,935 Public Records
• 2010-08-13 Sold (Public Records) $60,000 Public Records
• 1997-06-09 Sold (Public Records) $50,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $977 · +14.6% YoY. Source: county tax records.