321-323 Slack St · Steubenville, OH 43952

$30,000

6 bd · 2.0 ba · 2,577 sqft · MultiFamily public records · 79 Days on market

Built 1920 3,049 sqft lot $12/sqft · 75% below area

---

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: 2 units. confirmed

Listing remarks MLS

Great investment opportunity in downtown Steubenville, conveniently located right off of State Route 7. This duplex features two side by side 3 bedroom units. Add two units to your portfolio, or live in one and rent out the other.

Key facts

• Conveniently located
• 3,049 sq ft lot
• Built 1920

Tags

• INVESTMENT OPPORTUNITY
• DOWNTOWN STEUBENVILLE
• CONVENIENTLY LOCATED
• TWO SIDE BY SIDE UNITS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $30k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $808/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 71.0% 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: schools A+, commute A+, cost of living 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.
• Market conditions: 98 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• At $2,271/mo this rent would consume 57% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 7.57% ✓
• Cap rate: 70.97%
• Cash-on-cash: 230.99%
• DSCR: 11.28
• GRM: 1.1

CMA / ARV

• ARV (median comp): $118,378
• List price: $30,000
• Delta: -74.66%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 12.68×
• Total profit: $98,137
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 26.97×
• Total profit: $218,127
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.2×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$7 /mo · $88/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,617

Break-even live

Break-even rent $224

Max offer price $30,000

Occupancy floor 24%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,270
Total (2 units)			$2,271

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $30,000 Active 79 DOM
2. 2026-06-18
   days on market $30,000 Active 78 DOM
3. 2026-06-17
   days on market $30,000 Active 77 DOM
4. 2026-06-16
   days on market $30,000 Active 76 DOM
5. 2026-06-15
   days on market $30,000 Active 75 DOM
6. 2026-06-14
   days on market $30,000 Active 73 DOM
7. 2026-06-12
   days on market $30,000 Active 72 DOM
8. 2026-06-09
   days on market $30,000 Active 69 DOM
9. 2026-06-08
   days on market $30,000 Active 68 DOM
10. 2026-06-07
    days on market $30,000 Active 67 DOM
11. 2026-06-05
    days on market $30,000 Active 65 DOM
12. 2026-06-04
    days on market $30,000 Active 63 DOM
13. 2026-06-02
    days on market $30,000 Active 62 DOM
14. 2026-06-01
    days on market $30,000 Active 61 DOM
15. 2026-05-31
    days on market $30,000 Active 60 DOM
16. 2026-05-31
    days on market $30,000 Active 59 DOM
17. 2026-04-01
    listed $39,900 Active 230-char remark

    Show marketing remark (230 chars)

    Great investment opportunity in downtown Steubenville, conveniently located right off of State Route 7. This duplex features two side by side 3 bedroom units. Add two units to your portfolio, or live in one and rent out the other.

18. 2025-09-18
    soldstatus $290,000
19. 2025-09-18
    soldstatus $290,000
20. 2021-05-26
    soldstatus $237,500

ⓘ 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: $88 · $7/mo
• Projected year-2 tax: $278 · $23/mo
• Expected delta: +$190/yr (+$16/mo · 215.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 20 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: $27,252
• − Mortgage interest: −$1,680
• − Property taxes: −$88
• − Insurance: −$150
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$873
• Taxable income: $20,100
• Est. tax owed @ 24.0%: −$4,824
• After-tax cash flow: $14,579/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

-83.2% since first listed

4 events — show timeline

• 2026-04-01 Listed $39,900 MLSNOW
• 2025-09-18 Sold (Public Records) $290,000 Public Records
• 2025-09-18 Sold (Public Records) $290,000 Public Records
• 2021-05-26 Sold (Public Records) $237,500 Public Records

Property tax history

-1.8%/yr

Latest (2025): $88 · +1.4% YoY. Source: county tax records.