16816 Andrews Ave · East Liverpool, OH 43920

$28,900

2 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 42 Days on market

Built 1951 1.00 ac lot $16/sqft · 86% below area ↓ 37% since listing

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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
• Schools +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 1 acre lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Attached or detached garage with 1 car space
• Utilities: Public water; Public sewer
• Home design: Single-story; Fixer condition
• Construction: Vinyl siding construction; Built per public records
• Exterior features: Vinyl siding; Driveway (unpaved)

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.6% 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.
• Beaver Local (rural): math 66% / reading 61% proficiency, ranked #237 of 656 in OH (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $200 of loan paydown is wiped out by about $867 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,033 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1951 — 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: 3.65% ✓
• Cap rate: 32.62%
• Cash-on-cash: 94.02%
• DSCR: 5.18
• GRM: 2.3

CMA / ARV

• ARV (median comp): $207,161
• List price: $28,900
• Delta: -86.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 Dairy Ln	0.55mi	3/2.5 (+1)	1,827 (-0%)	10mo	$260,000	$142	59
3120 Curry St	0.43mi	3/2.0 (+1)	1,829 (-0%)	20mo	$232,500	$127	58
1116 Dairy Ln	0.57mi	3/2.5 (+1)	1,920 (+5%)	2mo	$290,000	$151	57
421 Watterson St	0.57mi	3/1.5 (+1)	1,800 (-2%)	17mo	$245,000	$136	49
701 Mayberry Ln	0.56mi	3/1.5 (+1)	1,706 (-7%)	12mo	$180,000	$106	45
3170 Hampton Ct	0.73mi	3/2.5 (+1)	1,960 (+7%)	5mo	$285,000	$145	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 94.9%
• Equity multiple: 5.41×
• Total profit: $35,714
• Equity at exit: $4,309

10-year hold

• IRR: 97.6%
• Equity multiple: 11.28×
• Total profit: $83,160
• Equity at exit: $2,499

Cash invested: $8,092 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $434/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $634

Break-even live

Break-even rent $253

Max offer price $28,900

Occupancy floor 35%

Sensitivity live

Price	-10% $654	-5% $644	+0% $634	+5% $624	+10% $614
Rent	-10% $551	-5% $592	+0% $634	+5% $676	+10% $717
Rate	-1.0pp $649	-0.5pp $641	base $634	+0.5pp $627	+1.0pp $619

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $28,900 Active 42 DOM
2. 2026-06-17
   days on market $28,900 Active 41 DOM
3. 2026-06-16
   days on market $28,900 Active 40 DOM
4. 2026-06-15
   days on market $28,900 Active 39 DOM
5. 2026-06-13
   days on market $28,900 Active 37 DOM
6. 2026-06-09
   days on market $28,900 Active 33 DOM
7. 2026-06-08
   days on market $28,900 Active 32 DOM
8. 2026-06-07
   days on market $28,900 Active 31 DOM
9. 2026-06-05
   days on market $28,900 Active 28 DOM
10. 2026-06-03
    days on market $28,900 Active 27 DOM
11. 2026-06-02
    days on market $28,900 Active 26 DOM
12. 2026-06-01
    days on market $28,900 Active 25 DOM
13. 2026-05-31
    days on market $28,900 Active 24 DOM
14. 2026-05-05
    listed $28,900 Active 14-char remark
15. 2024-10-20
    historical
16. 2024-10-03
    historical Contingent
17. 2024-08-20
    price $39,900
18. 2024-07-31
    price $44,900
19. 2024-06-29
    price $49,900
20. 2024-06-12
    price $55,000
21. 2024-05-28
    listed $59,000 Active
22. 2023-06-01
    historical
23. 2023-05-06
    status Active
24. 2023-04-17
    status Pending
25. 2023-03-27
    price $49,900
26. 2023-03-04
    price $54,900
27. 2023-01-24
    price $59,999
28. 2023-01-04
    listed $69,000 Active
29. 1998-07-08
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,664
• − Mortgage interest: −$1,619
• − Property taxes: −$434
• − Insurance: −$144
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$841
• Taxable income: $7,600
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $5,784/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: Beaver Local
• NCES district ID: 3904642
• Math proficiency: 66% ▼ -9.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $49,304
• Composite: 53.94/100
• National rank: #1402
• State rank: #237 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

• 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

-37.2% since first listed

16 events — show timeline

• 2026-05-05 Listed $28,900 MLSNOW
• 2024-10-20 Listing Removed — MLSNOW
• 2024-10-03 Contingent — MLSNOW
• 2024-08-20 Price Changed $39,900 MLSNOW
• 2024-07-31 Price Changed $44,900 MLSNOW
• 2024-06-29 Price Changed $49,900 MLSNOW
• 2024-06-12 Price Changed $55,000 MLSNOW
• 2024-05-28 Listed $59,000 MLSNOW
• 2023-06-01 Listing Removed — MLSNOW
• 2023-05-06 Relisted — MLSNOW
• 2023-04-17 Pending — MLSNOW
• 2023-03-27 Price Changed $49,900 MLSNOW
• 2023-03-04 Price Changed $54,900 MLSNOW
• 2023-01-24 Price Changed $59,999 MLSNOW
• 2023-01-04 Listed $69,000 MLSNOW
• 1998-07-08 Sold (Public Records) $46,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,351 · +12.4% YoY. Source: county tax records.