16088 State Route 267 · Glenmoor, OH 43920

$49,950

2 bd · 1.0 ba · 845 sqft · Other · 12 Days on market

Built 1945 0.46 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 +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

Perfect opportunity for the handyman! Property has good bones but needs some TLC. property has two spacious lots and is perfect for adding a garage or pole barn! Located just outside of town. Property has an attic with potential to add additional living space. Priced to sell fast!

Key facts

• Two spacious lots
• Attic with potential
• 0.46 acre lot

Tags

• TWO SPACIOUS LOTS
• ATTIC WITH POTENTIAL

Property features AI

Finance

• Financial info: Property listed as Real Estate Owned

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1945; No shared/common walls
• Construction: Block foundation
• Exterior features: Deck; Additional parcel included

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full walk-up basement; 845 living area; Laminate and carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $50k).

Location & tenants

• Location reads 67/100 on livability (#627 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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 $346 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $41k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,950

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.70% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.75%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.7%
• Equity multiple: 2.11×
• Total profit: $15,462
• Equity at exit: $7,448

10-year hold

• IRR: 34.3%
• Equity multiple: 4.13×
• Total profit: $43,757
• Equity at exit: $4,319

Cash invested: $13,986 (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: 4.9×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $370

Break-even live

Break-even rent $382

Max offer price $49,950

Occupancy floor 51%

Sensitivity live

Price	-10% $398	-5% $384	+0% $370	+5% $356	+10% $342
Rent	-10% $303	-5% $336	+0% $370	+5% $404	+10% $437
Rate	-1.0pp $395	-0.5pp $383	base $370	+0.5pp $357	+1.0pp $344

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: $12,488
• Closing costs: $1,498
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $49,950 Active 12 DOM
2. 2026-06-17
   days on market $49,950 Active 11 DOM
3. 2026-06-16
   days on market $49,950 Active 10 DOM
4. 2026-06-15
   days on market $49,950 Active 9 DOM
5. 2026-06-13
   days on market $49,950 Active 7 DOM
6. 2026-06-09
   days on market $49,950 Active 3 DOM
7. 2026-06-08
   days on market $49,950 Active 2 DOM
8. 2026-06-07
   remarks 281-char remark
9. 2026-06-07
   listed $49,950 Active 1 DOM

ⓘ 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: $227 · $19/mo
• Projected year-2 tax: $503 · $42/mo
• Expected delta: +$276/yr (+$23/mo · 122.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°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: $10,203
• − Mortgage interest: −$2,798
• − Property taxes: −$227
• − Insurance: −$250
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,453
• Taxable income: $3,843
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $3,518/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 — Glenmoor

• Score: 67/100
• State rank: #627
• US rank: #11028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenmoor, 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

+177.5% since first listed

4 events — show timeline

• 2026-06-05 Listed $49,950 CBRMLS
• 2026-06-05 Listed $49,950 MLSNOW
• 1998-09-18 Sold (Public Records) $41,000 Public Records
• 1993-09-21 Sold (Public Records) $18,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $227 · +12.2% YoY. Source: county tax records.