1921 Smithfield St · East Liverpool, OH 43920

$78,000

6 bd · 1.0 ba · 774 sqft · SingleFamily public records · 34 Days on market

Built 1930 0.28 ac lot $101/sqft · 390% above area Est $53k · 48% over

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Why this score? — see what drove the C 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Unique investment opportunity featuring three parcels and two residential properties with strong income potential. The first home is a well-maintained single-family residence offering approximately 774 square feet with two bedrooms, one bathroom, first-floor laundry, living room, and kitchen. The home also includes a partial basement with exterior access and has seen several important updates including a high-efficiency gas furnace, gas hot water tank, updated electrical service, excellent insulation, and more. The second property is a triplex totaling approximately 1,796 square feet and offering multiple rental opportunities. One unit features two bedrooms and a full bathroom, the second u

Key facts

• Partial basement
• Three parcels
• First-floor laundry

Tags

• THREE PARCELS
• TWO RESIDENTIAL PROPERTIES
• STRONG INCOME POTENTIAL
• FIRST-FLOOR LAUNDRY
• PARTIAL BASEMENT
• HIGH-EFFICIENCY GAS FURNACE

Property features AI

Finance

• Other: Above-grade finished area recorded as 2,570 (assessor); Annual tax information available (not included per instructions)
• Financial info: Multi-building property: 2 buildings; Unit mix and current rents: efficiency (1 bed/1 bath) renting for $400; one-bedroom units (1 bed/1 bath) renting for $550; two-bedroom units (2 bed/1 bath) renting for $650 and $600; Units are leased (listed as leased/yes where noted)

Exterior

• Parking: On-site parking; Street parking
• Utilities: Public water; Public sewer; Owner pays all utilities for rental arrangements
• Home design: Two-story building
• Construction: Built prior to or recorded in public records; Roof includes metal, mixed, rolled/hot mop and shingle materials
• Exterior features: On-site parking and street parking available; Lot approximately 0.275 acres

Interior

• Bedrooms: Multiple units: efficiencies, one-bedroom and two-bedroom units (see Unit details in Financial)
• Bathrooms: Four full bathrooms in main listing; individual units include one bathroom each
• Heating & cooling: Forced-air gas heating
• Interior features: Has basement with exterior entry; Total of 10 rooms; Property listed as a fixer

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1930 — 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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (median comp): $52,847
• List price: $78,000
• Delta: 47.60%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $3,896
• Equity at exit: $11,630

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $24,622
• Equity at exit: $6,744

Cash invested: $21,840 (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: 6.9×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $260

Break-even live

Break-even rent $607

Max offer price $78,000

Occupancy floor 67%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $78,000 Active 34 DOM
2. 2026-06-17
   days on market $78,000 Active 33 DOM
3. 2026-06-16
   days on market $78,000 Active 32 DOM
4. 2026-06-15
   days on market $78,000 Active 31 DOM
5. 2026-06-13
   days on market $78,000 Active 29 DOM
6. 2026-06-09
   days on market $78,000 Active 25 DOM
7. 2026-06-08
   days on market $78,000 Active 24 DOM
8. 2026-06-07
   days on market $78,000 Active 23 DOM
9. 2026-06-03
   days on market $78,000 Active 19 DOM
10. 2026-06-02
    days on market $78,000 Active 18 DOM
11. 2026-06-01
    days on market $78,000 Active 17 DOM
12. 2026-05-31
    days on market $78,000 Active 16 DOM
13. 2026-05-14
    listed $78,000 Active 1140-char remark

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: +$380/yr (+$32/mo · 83.1%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,235
• − Mortgage interest: −$4,369
• − Property taxes: −$457
• − Insurance: −$390
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,269
• Taxable income: $1,952
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $2,651/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

1 event — show timeline

• 2026-05-14 Listed $78,000 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $457 · +8.6% YoY. Source: county tax records.