312 W Sixth St · East Liverpool, OH 43920

$69,900

4 bd · 3.0 ba · 4,512 sqft · SingleFamily public records · 335 Days on market

Built 1910 4,356 sqft lot $15/sqft · 77% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity!!! This triplex features a main living area with two additional 1 bedroom units attached. Each unit is metered separately. A freshly renovated 20x40 garage with a bathroom and carpeted storage.

Key facts

• Main living area
• Triplex
• 1 bedroom units

Tags

• TRIPLEX
• MAIN LIVING AREA
• 1 BEDROOM UNITS
• METERED SEPARATELY
• FRESHLY RENOVATED GARAGE
• CARPETED STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 9.8% in East Liverpool — 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 67/100 on livability (#613 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• East Liverpool City (town): math 28% / reading 37% proficiency, ranked #571 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 114 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Columbiana County population projected at -23% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $40k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.85% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 4.5

CMA / ARV

• ARV (median comp): $210,803
• List price: $69,900
• Delta: -66.84%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 1.99×
• Total profit: $19,291
• Equity at exit: $10,422

10-year hold

• IRR: 31.8%
• Equity multiple: 3.88×
• Total profit: $56,373
• Equity at exit: $6,044

Cash invested: $19,572 (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 43920

• Home prices YoY: -29.3%
• Active inventory: 114
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $480

Break-even live

Break-even rent $683

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $69,900 Active 335 DOM
2. 2026-06-17
   days on market $69,900 Active 334 DOM
3. 2026-06-16
   days on market $69,900 Active 333 DOM
4. 2026-06-15
   days on market $69,900 Active 332 DOM
5. 2026-06-13
   days on market $69,900 Active 330 DOM
6. 2026-06-09
   days on market $69,900 Active 326 DOM
7. 2026-06-08
   days on market $69,900 Active 325 DOM
8. 2026-06-07
   days on market $69,900 Active 324 DOM
9. 2026-06-03
   days on market $69,900 Active 320 DOM
10. 2026-06-02
    days on market $69,900 Active 319 DOM
11. 2026-06-01
    days on market $69,900 Active 318 DOM
12. 2026-05-31
    days on market $69,900 Active 317 DOM
13. 2026-02-16
    price $79,900 216-char remark

    Show marketing remark (216 chars)

    Investment Opportunity!!! This triplex features a main living area with two additional 1 bedroom units attached. Each unit is metered separately. A freshly renovated 20x40 garage with a bathroom and carpeted storage.

14. 2025-11-04
    price $84,900 216-char remark

    Show marketing remark (216 chars)

    Investment Opportunity!!! This triplex features a main living area with two additional 1 bedroom units attached. Each unit is metered separately. A freshly renovated 20x40 garage with a bathroom and carpeted storage.

15. 2025-09-09
    price $89,900 216-char remark

    Show marketing remark (216 chars)

    Investment Opportunity!!! This triplex features a main living area with two additional 1 bedroom units attached. Each unit is metered separately. A freshly renovated 20x40 garage with a bathroom and carpeted storage.

16. 2025-08-20
    price $94,900 216-char remark

    Show marketing remark (216 chars)

    Investment Opportunity!!! This triplex features a main living area with two additional 1 bedroom units attached. Each unit is metered separately. A freshly renovated 20x40 garage with a bathroom and carpeted storage.

17. 2025-07-27
    price $99,900 216-char remark

    Show marketing remark (216 chars)

    Investment Opportunity!!! This triplex features a main living area with two additional 1 bedroom units attached. Each unit is metered separately. A freshly renovated 20x40 garage with a bathroom and carpeted storage.

18. 2025-07-16
    listed $109,900 Active 216-char remark

    Show marketing remark (216 chars)

    Investment Opportunity!!! This triplex features a main living area with two additional 1 bedroom units attached. Each unit is metered separately. A freshly renovated 20x40 garage with a bathroom and carpeted storage.

19. 2010-06-11
    soldstatus $48,500 544-char remark

    Show marketing remark (544 chars)

    Great Potential Income. Home is already a three plex with seperate entrances, plus a newer 20x40 garage that could easily be finished into a 4th Unit. 3 furnaces & hot water tanks + Seperate utilities! Main unit is 3 BR and bath up with large LR 12x16, DR 15x16, and kitchen 12x15 w \ Laundry down. Two good size one BR units, one up and one down, with seperate entrances. These units need a little work to be rented. All plumbing and sewers have been updated. Garage has bathroom, electric, water, gas heat. Truly Great Income Potential.

20. 2010-03-27
    listed $51,900 544-char remark

    Show marketing remark (544 chars)

    Great Potential Income. Home is already a three plex with seperate entrances, plus a newer 20x40 garage that could easily be finished into a 4th Unit. 3 furnaces & hot water tanks + Seperate utilities! Main unit is 3 BR and bath up with large LR 12x16, DR 15x16, and kitchen 12x15 w \ Laundry down. Two good size one BR units, one up and one down, with seperate entrances. These units need a little work to be rented. All plumbing and sewers have been updated. Garage has bathroom, electric, water, gas heat. Truly Great Income Potential.

21. 2010-01-12
    historical
22. 2007-11-13
    listed $54,900
23. 2002-12-11
    soldstatus $50,000
24. 2002-12-10
    soldstatus $50,000
25. 2002-08-16
    listed $59,900

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 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: $15,487
• − Mortgage interest: −$3,915
• − Property taxes: −$1,728
• − Insurance: −$350
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,033
• Taxable income: $4,983
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,563/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: East Liverpool City
• NCES district ID: 3904391
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $34,021
• Composite: 26.72/100
• National rank: #7148
• State rank: #571 of 656 in OH

Livability — East Liverpool

• Score: 67/100
• State rank: #613
• US rank: #10580

Category grades

Amenities F Commute F 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: East Liverpool, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 21,124
• Household income: $50,820
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 12.6

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 0%

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: ▼ -81.53%
• Current HPI: 196.3908
• 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

+33.4% since first listed

13 events — show timeline

• 2026-02-16 Price Changed $79,900 MLSNOW
• 2025-11-04 Price Changed $84,900 MLSNOW
• 2025-09-09 Price Changed $89,900 MLSNOW
• 2025-08-20 Price Changed $94,900 MLSNOW
• 2025-07-27 Price Changed $99,900 MLSNOW
• 2025-07-16 Listed $109,900 MLSNOW
• 2010-06-11 Sold (MLS) $48,500 MLSNOW
• 2010-03-27 Listed $51,900 MLSNOW
• 2010-01-12 Listing Removed — MLSNOW
• 2007-11-13 Listed $54,900 MLSNOW
• 2002-12-11 Sold (Public Records) $50,000 Public Records
• 2002-12-10 Sold (MLS) $50,000 MLSNOW
• 2002-08-16 Listed $59,900 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $1,728 · +117.5% YoY. Source: county tax records.