380 E Main St · East Palestine, OH 44413

$129,500

2 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 48 Days on market

Built 1909 8,001 sqft lot $99/sqft · at area comps Est $134k · at est.

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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 +20.9/30.0
• ARV discount +8.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this beautifully updated home! The first floor boasts spacious rooms and high ceilings with a living room, formal dining room and kitchen. Eat-In Kitchen is warm and inviting with white cabinets, stainless appliances and newer flooring. Upstairs the large bath, has a laundry area with stacking washer and dryer, double sinks and great lighting! There are two bedrooms upstairs. The larger bedroom has the potential of being divided into two bedrooms. Great deck in the rear for grilling. 3 car garage has access from the alley in the rear. Other updated include furnace and A/C in 2020, roof 2014, newer windows and new carpet. All the appliances stay

Key facts

• Double sinks
• Great lighting
• Laundry area

Tags

• EAT-IN KITCHEN
• STAINLESS APPLIANCES
• LAUNDRY AREA
• DOUBLE SINKS
• GREAT LIGHTING
• DECK IN THE REAR

Property features AI

Finance

• Other: Property listed by RE/MAX Valley Real Estate

Exterior

• Parking: Attached garage with 3 garage spaces; Additional parking and alley access; Garage door opener
• Utilities: Public water; Public sewer
• Home design: 2-story home; Updated/remodeled condition; Above-grade finished area approximately 1,306 (assessor)
• Construction: Block foundation; Block and vinyl siding construction; Asphalt roof; Built per public records
• Exterior features: Front porch; Deck; Lot dimensions approximately 50 x 160 feet

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Finished basement
• Laundry & utility: Washer and dryer (upper level); Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#325 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• East Palestine City (town): math 50% / reading 57% proficiency, ranked #405 of 656 in OH (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $895 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1909 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.01% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $133,536
• List price: $129,500
• Delta: -3.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 Alice St	0.13mi	3/1.0 (+1)	1,344 (+3%)	10mo	$120,000	$89	76
850 E Taggart St	0.42mi	3/1.0 (+1)	1,280 (-2%)	4mo	$132,500	$104	69
360 E Clark St	0.25mi	3/1.5 (+1)	1,386 (+6%)	11mo	$45,000	$32	62
188 Garfield Ave	0.23mi	2/2.0	1,141 (-13%)	9mo	$124,900	$109	57
55 West St	0.58mi	2/1.0	1,184 (-9%)	1mo	$80,000	$68	56
185 E North Ave	0.41mi	3/1.5 (+1)	1,428 (+9%)	3mo	$40,000	$28	56
382 E Martin St	0.32mi	3/1.0 (+1)	1,164 (-11%)	7mo	$35,000	$30	56
167 S Market St	0.41mi	2/1.0	1,496 (+14%)	2mo	$39,000	$26	55
389 E Martin St	0.29mi	3/2.0 (+1)	1,176 (-10%)	10mo	$63,000	$54	53
442 East St	0.65mi	3/1.0 (+1)	1,232 (-6%)	10mo	$112,000	$91	47
471 E North Ave	0.38mi	3/2.0 (+1)	1,120 (-14%)	11mo	$114,162	$102	41
440 Lyons Ave	0.73mi	3/3.0 (+1)	1,428 (+9%)	11mo	$285,000	$200	28

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-9,551
• Equity at exit: $19,309

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,389
• Equity at exit: $11,197

Cash invested: $36,260 (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 44413

• Home prices YoY: -20.4%
• Active inventory: 23
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $180

Break-even live

Break-even rent $1,079

Max offer price $129,500

Occupancy floor 81%

Sensitivity live

Price	-10% $253	-5% $216	+0% $180	+5% $143	+10% $106
Rent	-10% $76	-5% $128	+0% $180	+5% $231	+10% $283
Rate	-1.0pp $245	-0.5pp $213	base $180	+0.5pp $146	+1.0pp $112

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   status $129,500 Pending 48 DOM
2. 2026-06-18
   days on market $129,500 Contingent 48 DOM
3. 2026-06-17
   days on market $129,500 Contingent 47 DOM
4. 2026-06-16
   days on market $129,500 Contingent 46 DOM
5. 2026-06-15
   days on market $129,500 Contingent 45 DOM
6. 2026-06-13
   days on market $129,500 Contingent 43 DOM
7. 2026-06-12
   days on market $129,500 Contingent 42 DOM
8. 2026-06-09
   days on market $129,500 Contingent 39 DOM
9. 2026-06-08
   days on market $129,500 Contingent 38 DOM
10. 2026-06-08
    days on market $129,500 Contingent 37 DOM
11. 2026-06-05
    days on market $129,500 Contingent 35 DOM
12. 2026-06-04
    days on market $129,500 Contingent 33 DOM
13. 2026-06-02
    days on market $129,500 Contingent 32 DOM
14. 2026-06-01
    days on market $129,500 Contingent 31 DOM
15. 2026-05-31
    days on market $129,500 Contingent 30 DOM
16. 2026-05-12
    historical Contingent 662-char remark
17. 2026-05-01
    listed $129,500 Active 662-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: $1,431 · $119/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: +$295/yr (+$25/mo · 20.6%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,675
• − Mortgage interest: −$7,254
• − Property taxes: −$1,431
• − Insurance: −$648
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,767
• Taxable income: $67
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,139/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 Palestine City
• NCES district ID: 3904392
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $41,573
• Composite: 44.86/100
• National rank: #2726
• State rank: #405 of 656 in OH

Livability — East Palestine

• Score: 73/100
• State rank: #325
• US rank: #5335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Palestine, OH
• County: Columbiana · 99,532 people
• City population: 7,329
• Population (ZIP): 7,329
• Household income: $51,071
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 11.1

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Iranian 2% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

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: ▼ -48.19%
• Current HPI: 188.3714
• 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

3 events — show timeline

• 2026-06-18 Pending — MLSNOW
• 2026-05-12 Contingent — MLSNOW
• 2026-05-01 Listed $129,500 MLSNOW

Property tax history

+1.3%/yr

Latest (2025): $1,431 · +5.9% YoY. Source: county tax records.