1105 State St · Steubenville, OH 43952

$35,000

4 bd · 3.0 ba · 2,171 sqft · MultiFamily public records · 8 Days on market

Built 1900 5,227 sqft lot ↓ 9% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

What a diamond in the rough! Spacious home with lots of room. Main level has living room, dining room, small kitchen, full bath, laundry room & 1 bedroom. Upstairs are 3 more nice sized bedrooms, full bath, an office/bedroom & storage room. Roll up your sleeves & bring your ideas to make this house your home!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished area approximately 2,170
• Construction: Aluminum siding; Asphalt/fiberglass roof; Year built estimated
• Exterior features: Lot approximately 0.12 acres

Interior

• Bedrooms: One main-level bedroom; Additional upstairs rooms include an office (can be used as a bedroom) and a room that could be converted to a walk-in closet for the bedroom
• Flooring: Ceramic tile in upstairs bathroom; Laminate in main-level bathroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Baseboard heating
• Interior features: Unfinished basement; Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $35k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $35k).
• Cap rate 68.3% vs local median 5.2% in Steubenville — 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 76/100 on livability (#214 in OH, #3,318 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F.
• Steubenville City (urban): math 74% / reading 71% proficiency, ranked #150 of 656 in OH (top 23%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Pugliese Elementary West (math 92% / reading 92%, grade A+, #13 of 1,584 statewide, top 1%, 480 students, 0% FRL); Harding Middle School (math 68% / reading 61%, grade A-, #205 of 654 statewide, top 34%, 752 students, 0% FRL); Steubenville High School (math 72% / reading 77%, grade B+, #69 of 781 statewide, top 10%, 699 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $2,580/mo this rent would consume 65% of the median local household income ($48k/yr) (locally 601% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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.

Risks & watch-outs

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

Recommended offer $35,000

Questions for the listing agent

1. Built in 1900 — 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 A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 7.37% ✓
• Cap rate: 68.32%
• Cash-on-cash: 221.53%
• DSCR: 10.86
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $104,208
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 State St	0.04mi	4/2.0	1,898 (-13%)	8mo	$67,500	$36	67
1411 Maryland Ave	0.57mi	4/2.0	2,158 (-1%)	11mo	$24,000	$11	59
1533-1535 Ridge Ave	0.61mi	4/2.0	2,208 (+2%)	15mo	$106,000	$48	52
506 Woodlawn Rd	0.70mi	5/2.0 (+1)	1,990 (-8%)	1mo	$159,000	$80	44

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: —
• Equity multiple: 12.18×
• Total profit: $109,586
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 25.89×
• Total profit: $243,925
• Equity at exit: $3,026

Cash invested: $9,800 (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 43952

• Active inventory: 98
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,580 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $1,809

Break-even live

Break-even rent $290

Max offer price $35,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,829	-5% $1,819	+0% $1,809	+5% $1,799	+10% $1,789
Rent	-10% $1,605	-5% $1,707	+0% $1,809	+5% $1,911	+10% $2,013
Rate	-1.0pp $1,827	-0.5pp $1,818	base $1,809	+0.5pp $1,800	+1.0pp $1,791

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,024
▸ 2× units	1	1.5	$1,556
Total (3 units)			$2,580

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $35,000 Active 8 DOM
2. 2026-06-18
   days on market $35,000 Active 7 DOM
3. 2026-06-17
   days on market $35,000 Active 6 DOM
4. 2026-06-16
   days on market $35,000 Active 5 DOM
5. 2026-06-15
   days on market $35,000 Active 4 DOM
6. 2026-06-14
   days on market $35,000 Active 2 DOM
7. 2026-06-12
   remarks 317-char remark
8. 2026-06-12
   listed $35,000 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: $371 · $31/mo
• Projected year-2 tax: $458 · $38/mo
• Expected delta: +$88/yr (+$7/mo · 23.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $30,960
• − Mortgage interest: −$1,961
• − Property taxes: −$371
• − Insurance: −$175
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$1,018
• Taxable income: $22,482
• Est. tax owed @ 24.0%: −$5,396
• After-tax cash flow: $16,314/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: Steubenville City
• NCES district ID: 3904482
• Math proficiency: 74% ▼ -15.00%
• Reading proficiency: 71% ▼ -11.00%
• Median HH income: $29,668
• Composite: 59.52/100
• National rank: #920
• State rank: #150 of 656 in OH

Livability — Steubenville

• Score: 76/100
• State rank: #214
• US rank: #3318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steubenville, OH
• County: Jefferson County · 17,836 people
• City population: 17,836
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 17,836
• Household income: $47,624
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 601.0

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 (76%)
• Race & ethnicity: White 76% Black 13% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -124.13%
• Current HPI: 183.5034
• Rent YoY: —
• Metro: Weirton-Steubenville, WV-OH
• 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

-9.1% since first listed

8 events — show timeline

• 2026-06-10 Listed $35,000 MLSNOW
• 2024-11-22 Sold (Public Records) $44,000 Public Records
• 2024-10-07 Price Changed $67,000 CBRMLS
• 2024-10-03 Listing Removed — MLSNOW
• 2024-10-03 Listed $69,900 MLSNOW
• 2024-10-03 Listed $69,900 CBRMLS
• 2015-07-27 Sold (Public Records) $50,000 Public Records
• 2009-05-27 Sold (Public Records) $38,500 Public Records

Property tax history

+36.6%/yr

Latest (2025): $371 · +1.5% YoY. Source: county tax records.