923 Wood St · Wellsville, OH 43968

$129,000

3 bd · 1.5 ba · 988 sqft · SingleFamily public records · 220 Days on market

Built 1960 9,356 sqft lot $131/sqft · 152% above area ↓ 7% since listing

---

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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out the garage! 3 bay heated garage, with additional stall in rear for another small car or lawnmower. Live in the house and collect rental income from the mobile home in the rear. Or, welcome investors! 2 income property. The house features 1 bedroom on the main floor and 2 additional upstairs. There is laundry hookups in the half bath on the main floor and also in the basement. Enjoy the covered front porch or relax on the huge covered side deck. The gas hot water tank is new. Furnace is about 10 years old and windows are newer. The mobile home is a 2 bedroom on, 1 bath and has a long term tenant. It rents for $400 per month plus utilities and they are separate. The mobile home is a separate parcel and address is 925 Wood. Storage units have been recently old, and separated. They will be soon installing a fence through the middle of the driveway and moving the gate. All of the property has been recently surveyed and pins are marked. Home is being sold as is.

Key facts

• Covered front porch
• Heated garage
• Newer windows

Tags

• HEATED GARAGE
• COVERED FRONT PORCH
• HUGE COVERED SIDE DECK
• NEW GAS HOT WATER TANK
• NEWER WINDOWS
• SEPARATE PARCEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (25.2% below list).
• Recommended offer: $97k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#505 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Wellsville Local (town): math 34% / reading 46% proficiency, ranked #546 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garfield Elementary School (math 27% / reading 27%, grade F, #1,193 of 1,584 statewide, top 76%, 262 students, 0% FRL); Daw Elementary School (math 37% / reading 47%, grade D-, #499 of 654 statewide, top 77%, 184 students, 0% FRL); Wellsville Jr. Sr. High (math 32% / reading 52%, grade F, #497 of 781 statewide, top 66%, 261 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($892 loan paydown + $2k appreciation (1.8% local appreciation)).
• Columbiana County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,554 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (median comp): $76,866
• List price: $129,000
• Delta: 67.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,145
• Equity at exit: $49,536

10-year hold

• IRR: 4.9%
• Equity multiple: 1.65×
• Total profit: $23,511
• Equity at exit: $70,314

Cash invested: $36,120 (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 43968

• Home prices YoY: 1.0%
• Active inventory: 22
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-101

Break-even live

Break-even rent $1,093

Max offer price $111,157

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-64	+0% $-101	+5% $-138	+10% $-174
Rent	-10% $-177	-5% $-139	+0% $-101	+5% $-63	+10% $-25
Rate	-1.0pp $-36	-0.5pp $-68	base $-101	+0.5pp $-134	+1.0pp $-168

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-31
   status Active 982-char remark

   Show marketing remark (982 chars)

   Check out the garage! 3 bay heated garage, with additional stall in rear for another small car or lawnmower. Live in the house and collect rental income from the mobile home in the rear. Or, welcome investors! 2 income property. The house features 1 bedroom on the main floor and 2 additional upstairs. There is laundry hookups in the half bath on the main floor and also in the basement. Enjoy the covered front porch or relax on the huge covered side deck. The gas hot water tank is new. Furnace is about 10 years old and windows are newer. The mobile home is a 2 bedroom on, 1 bath and has a long term tenant. It rents for $400 per month plus utilities and they are separate. The mobile home is a separate parcel and address is 925 Wood. Storage units have been recently old, and separated. They will be soon installing a fence through the middle of the driveway and moving the gate. All of the property has been recently surveyed and pins are marked. Home is being sold as is.

2. 2026-02-27
   historical Contingent 982-char remark

   Show marketing remark (982 chars)

   Check out the garage! 3 bay heated garage, with additional stall in rear for another small car or lawnmower. Live in the house and collect rental income from the mobile home in the rear. Or, welcome investors! 2 income property. The house features 1 bedroom on the main floor and 2 additional upstairs. There is laundry hookups in the half bath on the main floor and also in the basement. Enjoy the covered front porch or relax on the huge covered side deck. The gas hot water tank is new. Furnace is about 10 years old and windows are newer. The mobile home is a 2 bedroom on, 1 bath and has a long term tenant. It rents for $400 per month plus utilities and they are separate. The mobile home is a separate parcel and address is 925 Wood. Storage units have been recently old, and separated. They will be soon installing a fence through the middle of the driveway and moving the gate. All of the property has been recently surveyed and pins are marked. Home is being sold as is.

3. 2026-01-18
   price $129,000 982-char remark

   Show marketing remark (982 chars)

   Check out the garage! 3 bay heated garage, with additional stall in rear for another small car or lawnmower. Live in the house and collect rental income from the mobile home in the rear. Or, welcome investors! 2 income property. The house features 1 bedroom on the main floor and 2 additional upstairs. There is laundry hookups in the half bath on the main floor and also in the basement. Enjoy the covered front porch or relax on the huge covered side deck. The gas hot water tank is new. Furnace is about 10 years old and windows are newer. The mobile home is a 2 bedroom on, 1 bath and has a long term tenant. It rents for $400 per month plus utilities and they are separate. The mobile home is a separate parcel and address is 925 Wood. Storage units have been recently old, and separated. They will be soon installing a fence through the middle of the driveway and moving the gate. All of the property has been recently surveyed and pins are marked. Home is being sold as is.

4. 2026-01-18
   status Active 982-char remark

   Show marketing remark (982 chars)

   Check out the garage! 3 bay heated garage, with additional stall in rear for another small car or lawnmower. Live in the house and collect rental income from the mobile home in the rear. Or, welcome investors! 2 income property. The house features 1 bedroom on the main floor and 2 additional upstairs. There is laundry hookups in the half bath on the main floor and also in the basement. Enjoy the covered front porch or relax on the huge covered side deck. The gas hot water tank is new. Furnace is about 10 years old and windows are newer. The mobile home is a 2 bedroom on, 1 bath and has a long term tenant. It rents for $400 per month plus utilities and they are separate. The mobile home is a separate parcel and address is 925 Wood. Storage units have been recently old, and separated. They will be soon installing a fence through the middle of the driveway and moving the gate. All of the property has been recently surveyed and pins are marked. Home is being sold as is.

5. 2026-01-16
   historical 982-char remark

   Show marketing remark (982 chars)

   Check out the garage! 3 bay heated garage, with additional stall in rear for another small car or lawnmower. Live in the house and collect rental income from the mobile home in the rear. Or, welcome investors! 2 income property. The house features 1 bedroom on the main floor and 2 additional upstairs. There is laundry hookups in the half bath on the main floor and also in the basement. Enjoy the covered front porch or relax on the huge covered side deck. The gas hot water tank is new. Furnace is about 10 years old and windows are newer. The mobile home is a 2 bedroom on, 1 bath and has a long term tenant. It rents for $400 per month plus utilities and they are separate. The mobile home is a separate parcel and address is 925 Wood. Storage units have been recently old, and separated. They will be soon installing a fence through the middle of the driveway and moving the gate. All of the property has been recently surveyed and pins are marked. Home is being sold as is.

6. 2025-10-17
   listed $139,000 Active 982-char remark

   Show marketing remark (982 chars)

   Check out the garage! 3 bay heated garage, with additional stall in rear for another small car or lawnmower. Live in the house and collect rental income from the mobile home in the rear. Or, welcome investors! 2 income property. The house features 1 bedroom on the main floor and 2 additional upstairs. There is laundry hookups in the half bath on the main floor and also in the basement. Enjoy the covered front porch or relax on the huge covered side deck. The gas hot water tank is new. Furnace is about 10 years old and windows are newer. The mobile home is a 2 bedroom on, 1 bath and has a long term tenant. It rents for $400 per month plus utilities and they are separate. The mobile home is a separate parcel and address is 925 Wood. Storage units have been recently old, and separated. They will be soon installing a fence through the middle of the driveway and moving the gate. All of the property has been recently surveyed and pins are marked. Home is being sold as is.

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$604/yr (+$50/mo · 75.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,586
• − Mortgage interest: −$7,226
• − Property taxes: −$805
• − Insurance: −$1,442
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,753
• Taxable loss: −$3,494
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $-374/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: Wellsville Local
• NCES district ID: 3904503
• Math proficiency: 34% ▼ -26.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $35,795
• Composite: 33.09/100
• National rank: #5563
• State rank: #546 of 656 in OH

Livability — Wellsville

• Score: 69/100
• State rank: #505
• US rank: #8502

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

• Census place: Wellsville, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 6,445
• Household income: $62,172
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 11.8

Population outlook (Columbiana County) Hauer SSP2

• Today (2025): 98,353 people
• By 2030: 94,225 · -4.2%
• By 2040: 85,169 · -13.4%
• By 2050: 76,157 · -22.6%
• By 2075: 58,451 · -40.6%
• By 2100: 42,805 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3%
• Common ancestry: Serbian 5% Romanian 4% Iranian 2%

Political lean MEDSL · Columbiana

• 2024 margin: Solid R (+49.0) · D 25.1% · R 74.1%
• 2008→2024 swing: -41.4pp toward R · 2008: -7.6pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+44.9 2016: R+41.6 2012: R+12.0 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 181.4494
• 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

-7.2% since first listed

6 events — show timeline

• 2026-03-31 Relisted — MLSNOW
• 2026-02-27 Contingent — MLSNOW
• 2026-01-18 Price Changed $129,000 MLSNOW
• 2026-01-18 Relisted — MLSNOW
• 2026-01-16 Listing Removed — MLSNOW
• 2025-10-17 Listed $139,000 MLSNOW

Property tax history

+14.6%/yr

Latest (2025): $805 · +9.6% YoY. Source: county tax records.