1005 Ambrose Ave · East Liverpool, OH 43920

$63,000

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 32 Days on market

Built 1970 Est $83k · 24% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• 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 2 bedroom 1 bath home would make a great investment. It has a one car garage in the basement and a larger yard.

Key facts

• Renovated bathroom
• Mechanical upgrades
• Double lot

Tags

• DOUBLE LOT
• MAJOR REMODELING
• MECHANICAL UPGRADES
• BRAND NEW PEX PLUMBING
• COMPLETE WALL REMEDIATION
• RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($712 rent vs $63k).
• Recommended offer: $61k (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; 2 comparable units currently listed for rent nearby; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $9k; list at $63k implies a 600% gain — meaningful room to come down on a strong offer.

Recommended offer $61,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1970 — 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: 1.13% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $82,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
755 Minerva St	0.14mi	2/1.0	1,320 (+5%)	6mo	$87,700	$66	80
946 Bank St	0.13mi	2/1.0	1,136 (-10%)	2mo	$19,000	$17	76
1052 Huston Ave	0.09mi	2/1.5	1,160 (-8%)	16mo	$45,000	$39	68
1507 Saint Clair Ave	0.65mi	3/1.0 (+1)	1,232 (-2%)	2mo	$28,000	$23	60
931 Mckinnon Ave	0.55mi	2/1.0	1,158 (-8%)	3mo	$102,500	$89	59
213 Blakely St	0.32mi	3/2.0 (+1)	1,188 (-5%)	11mo	$18,500	$16	58
401 Ray St	0.50mi	2/1.0	1,188 (-5%)	12mo	$78,000	$66	58
420 Vine St	0.20mi	3/1.5 (+1)	1,440 (+15%)	3mo	$119,000	$83	57
920 Mckinnon Ave	0.52mi	2/1.5	1,400 (+12%)	4mo	$55,000	$39	52
600 Marcus St	0.73mi	3/1.5 (+1)	1,232 (-2%)	8mo	$137,500	$112	49
1520 Smithfield St	0.68mi	3/2.0 (+1)	1,190 (-5%)	7mo	$21,000	$18	45
562 California Ave	0.60mi	3/2.0 (+1)	1,376 (+10%)	9mo	$133,000	$97	40

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-386
• Equity at exit: $9,394

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $12,297
• Equity at exit: $5,447

Cash invested: $17,640 (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: 7.4×

Monthly cashflow live

• Estimated rent: $712 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$150
• Net cashflow: $154

Break-even live

Break-even rent $517

Max offer price $63,000

Occupancy floor 73%

Sensitivity live

Price	-10% $190	-5% $172	+0% $154	+5% $136	+10% $119
Rent	-10% $98	-5% $126	+0% $154	+5% $182	+10% $211
Rate	-1.0pp $186	-0.5pp $170	base $154	+0.5pp $138	+1.0pp $121

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Saint Clair Ave Unit 06 East Liverpool, OH	2.0	1.0	900	$725	$0.81	44d	1	0.42mi
707 Saint Clair Ave Unit 03 East Liverpool, OH	2.0	1.0	900	$700	$0.78	44d	1	0.42mi

Listing history 43 events

1. 2026-06-18
   days on market $63,000 Active 32 DOM
2. 2026-06-17
   days on market $63,000 Active 31 DOM
3. 2026-06-16
   pricedays on market $63,000 Active 30 DOM
4. 2026-06-15
   days on market $60,000 Active 29 DOM
5. 2026-06-13
   days on market $60,000 Active 27 DOM
6. 2026-06-09
   days on market $60,000 Active 23 DOM
7. 2026-06-08
   days on market $60,000 Active 22 DOM
8. 2026-06-07
   days on market $60,000 Active 21 DOM
9. 2026-06-03
   days on market $60,000 Active 17 DOM
10. 2026-06-02
    days on market $60,000 Active 16 DOM
11. 2026-06-01
    days on market $60,000 Active 15 DOM
12. 2026-05-31
    days on market $60,000 Active 14 DOM
13. 2026-05-18
    listed $60,000 Active
14. 2024-11-06
    historical
15. 2024-08-31
    status Active
16. 2024-08-27
    historical Contingent
17. 2024-08-05
    price $21,000
18. 2024-05-30
    status Active
19. 2024-05-24
    historical Contingent
20. 2024-05-16
    price $12,000
21. 2024-04-23
    price $45,000
22. 2024-04-22
    listed $39,000 Active
23. 2021-06-15
    soldstatus $9,000 Closed 140-char remark

    Show marketing remark (140 chars)

    Investment Opportunity! This 2 bedroom 1 bath home would make a great investment. It has a one car garage in the basement and a larger yard.

24. 2021-05-14
    status Pending 140-char remark

    Show marketing remark (140 chars)

    Investment Opportunity! This 2 bedroom 1 bath home would make a great investment. It has a one car garage in the basement and a larger yard.

25. 2021-04-28
    listed $9,500 Active 140-char remark

    Show marketing remark (140 chars)

    Investment Opportunity! This 2 bedroom 1 bath home would make a great investment. It has a one car garage in the basement and a larger yard.

26. 2020-12-03
    historical
27. 2020-08-10
    price $20,000
28. 2020-06-03
    listed $25,000 Active
29. 2020-04-15
    historical
30. 2019-10-15
    listed $25,000 Active
31. 2019-10-02
    historical
32. 2019-09-26
    price $25,000
33. 2019-08-02
    price $26,000
34. 2019-07-18
    price $27,000
35. 2019-06-24
    price $27,500
36. 2019-06-12
    price $29,000
37. 2019-05-14
    price $31,200
38. 2019-04-02
    listed $32,000 Active
39. 2018-06-11
    soldstatus $7,500 Sold
40. 2018-05-31
    status Pending
41. 2018-03-11
    status Active
42. 2018-03-04
    status Pending
43. 2018-01-03
    listed $9,900 Active

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $803 · $67/mo
• Expected delta: +$180/yr (+$15/mo · 28.9%)

ⓘ 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 · 18 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: $8,550
• − Mortgage interest: −$3,529
• − Property taxes: −$623
• − Insurance: −$315
• − Repairs & maintenance: −$684
• − Management: −$684
• − Depreciation: −$1,833
• Taxable income: $882
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $1,640/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

+506.1% since first listed

31 events — show timeline

• 2026-05-18 Listed $60,000 FSBO.com
• 2024-11-06 Listing Removed — MLSNOW
• 2024-08-31 Relisted — MLSNOW
• 2024-08-27 Contingent — MLSNOW
• 2024-08-05 Price Changed $21,000 MLSNOW
• 2024-05-30 Relisted — MLSNOW
• 2024-05-24 Contingent — MLSNOW
• 2024-05-16 Price Changed $12,000 MLSNOW
• 2024-04-23 Price Changed $45,000 MLSNOW
• 2024-04-22 Listed $39,000 MLSNOW
• 2021-06-15 Sold (MLS) $9,000 MLSNOW
• 2021-05-14 Pending — MLSNOW
• 2021-04-28 Listed $9,500 MLSNOW
• 2020-12-03 Listing Removed — MLSNOW
• 2020-08-10 Price Changed $20,000 MLSNOW
• 2020-06-03 Listed $25,000 MLSNOW
• 2020-04-15 Listing Removed — MLSNOW
• 2019-10-15 Listed $25,000 MLSNOW
• 2019-10-02 Listing Removed — MLSNOW
• 2019-09-26 Price Changed $25,000 MLSNOW
• 2019-08-02 Price Changed $26,000 MLSNOW
• 2019-07-18 Price Changed $27,000 MLSNOW
• 2019-06-24 Price Changed $27,500 MLSNOW
• 2019-06-12 Price Changed $29,000 MLSNOW
• 2019-05-14 Price Changed $31,200 MLSNOW
• 2019-04-02 Listed $32,000 MLSNOW
• 2018-06-11 Sold (MLS) $7,500 MLSNOW
• 2018-05-31 Pending — MLSNOW
• 2018-03-11 Relisted — MLSNOW
• 2018-03-04 Pending — MLSNOW
• 2018-01-03 Listed $9,900 MLSNOW

Property tax history

+4.2%/yr

Latest (2025): $623 · +28.2% YoY. Source: county tax records.