311 State Route 164 · Salineville, OH 43945

$95,900

3 bd · 1.0 ba · 2,561 sqft · SingleFamily public records · 43 Days on market

Built 1979 4.35 ac lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Previous business on bottom, dual 200 amp service addition and newer roof 1986. Great opportunity. Agent-owned.

Key facts

• 4.35 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Well water; Septic tank
• Home design: Two-story home; Aluminum siding
• Construction: Built (year per public records); Asphalt roof
• Exterior features: Property on a 4.35-acre lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#840 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Southern Local (rural): math 29% / reading 48% proficiency, ranked #547 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($663 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $93,023 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1979 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.36% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.75×
• Total profit: $73,851
• Equity at exit: $86,394

10-year hold

• IRR: 30.6%
• Equity multiple: 8.47×
• Total profit: $200,579
• Equity at exit: $186,313

Cash invested: $26,852 (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 43945

• Home prices YoY: 5.5%
• Active inventory: 21
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $339

Break-even live

Break-even rent $875

Max offer price $95,900

Occupancy floor 69%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $95,900 Active 43 DOM
2. 2026-06-17
   days on market $95,900 Active 42 DOM
3. 2026-06-16
   days on market $95,900 Active 41 DOM
4. 2026-06-15
   days on market $95,900 Active 40 DOM
5. 2026-06-13
   days on market $95,900 Active 38 DOM
6. 2026-06-12
   days on market $95,900 Active 37 DOM
7. 2026-06-09
   days on market $95,900 Active 34 DOM
8. 2026-06-08
   days on market $95,900 Active 33 DOM
9. 2026-06-08
   days on market $95,900 Active 32 DOM
10. 2026-06-07
    pricedays on market $95,900 Active 31 DOM
11. 2026-06-04
    days on market $104,000 Active 28 DOM
12. 2026-06-02
    days on market $104,000 Active 27 DOM
13. 2026-06-01
    days on market $104,000 Active 26 DOM
14. 2026-05-31
    days on market $104,000 Active 25 DOM
15. 2026-05-06
    listed $104,000 Active
16. 2004-06-07
    soldstatus $89,900 111-char remark

    Show marketing remark (111 chars)

    Previous business on bottom, dual 200 amp service addition and newer roof 1986. Great opportunity. Agent-owned.

17. 2004-05-07
    soldstatus $89,900
18. 2003-07-11
    listed $79,900 111-char remark

    Show marketing remark (111 chars)

    Previous business on bottom, dual 200 amp service addition and newer roof 1986. Great opportunity. Agent-owned.

19. 2002-07-03
    soldstatus $35,000
20. 2002-04-15
    soldstatus $40,000
21. 2002-03-08
    listed $41,000

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,645
• − Mortgage interest: −$5,372
• − Property taxes: −$1,778
• − Insurance: −$480
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,790
• Taxable income: $2,722
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $3,413/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: Southern Local
• NCES district ID: 3904644
• Math proficiency: 29% ▼ -25.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $41,372
• Composite: 32.35/100
• National rank: #5742
• State rank: #547 of 656 in OH

Livability — Salineville

• Score: 63/100
• State rank: #840
• US rank: #15730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbiana · 99,532 people
• Population (ZIP): 2,620
• Household income: $62,946
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 11.2

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 (90%)
• Race & ethnicity: White 90% Black 7% Two or more races 2%
• Common ancestry: Polish 4% Slovak 3% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 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: ▲ 10.92%
• Current HPI: 209.5671
• 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

+153.7% since first listed

7 events — show timeline

• 2026-05-06 Listed $104,000 MLSNOW
• 2004-06-07 Sold (MLS) $89,900 MLSNOW
• 2004-05-07 Sold (Public Records) $89,900 Public Records
• 2003-07-11 Listed $79,900 MLSNOW
• 2002-07-03 Sold (Public Records) $35,000 Public Records
• 2002-04-15 Sold (Public Records) $40,000 Public Records
• 2002-03-08 Listed $41,000 MLSNOW

Property tax history

+1.3%/yr

Latest (2025): $1,778 · -5.7% YoY. Source: county tax records.