8695 Graham St · Lisbon, OH 44432

$14,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 6 Days on market

Built 1910 4,356 sqft lot ↓ 56% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

Key facts

• 4,356 sq ft lot
• Built 1910
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).

Location & tenants

• Location reads 70/100 on livability (#453 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.
• Lisbon Exempted Village (town): math 47% / reading 55% proficiency, ranked #436 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $6k; list at $15k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,900

Questions for the listing agent

1. Built in 1910 — 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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.19% ✓
• Cap rate: 75.14%
• Cash-on-cash: 245.87%
• DSCR: 11.94
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Mckinley Ave	0.11mi	3/1.0 (+1)	1,054 (+14%)	6mo	$92,000	$87	61
119 Pritchard Ave	0.19mi	3/1.0 (+1)	1,008 (+9%)	23mo	$145,000	$144	52

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: —
• Equity multiple: 13.48×
• Total profit: $52,051
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 28.69×
• Total profit: $115,521
• Equity at exit: $1,288

Cash invested: $4,172 (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 44432

• Home prices YoY: -24.8%
• Active inventory: 32
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$78
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $855

Break-even live

Break-even rent $139

Max offer price $14,900

Occupancy floor 25%

Sensitivity live

Price	-10% $863	-5% $859	+0% $855	+5% $851	+10% $846
Rent	-10% $758	-5% $807	+0% $855	+5% $903	+10% $951
Rate	-1.0pp $862	-0.5pp $859	base $855	+0.5pp $851	+1.0pp $847

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-12
   soldstatus $6,000
2. 2026-01-19
   status Pending
3. 2026-01-15
   price $14,900
4. 2026-01-13
   listed $24,900 Active
5. 1991-12-27
   soldstatus $13,500

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $304 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,650
• − Mortgage interest: −$835
• − Property taxes: −$304
• − Insurance: −$74
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$433
• Taxable income: $10,660
• Est. tax owed @ 24.0%: −$2,558
• After-tax cash flow: $7,699/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: Lisbon Exempted Village
• NCES district ID: 3904545
• Math proficiency: 47% ▼ -20.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $40,249
• Composite: 42.66/100
• National rank: #3177
• State rank: #436 of 656 in OH

Livability — Lisbon

• Score: 70/100
• State rank: #453
• US rank: #7377

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: Lisbon, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 12,029
• Household income: $63,173
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 7.7

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -75.65%
• Current HPI: 229.991
• 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

-55.6% since first listed

5 events — show timeline

• 2026-03-12 Sold (Public Records) $6,000 Public Records
• 2026-01-19 Pending — CBRMLS
• 2026-01-15 Price Changed $14,900 CBRMLS
• 2026-01-13 Listed $24,900 CBRMLS
• 1991-12-27 Sold (Public Records) $13,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $304 · +15.6% YoY. Source: county tax records.