43 Washington St · East Palestine, OH 44413

$145,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 64 Days on market

Built 1960 7,143 sqft lot $173/sqft · 72% above area Est $112k · 29% over

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Why this score? — see what drove the F 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 +14.1/30.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a remodeled home? Gorgeous inside and out! This one surely will surprise you! The new roof, vinyl siding, gutters and downspouts. Amazing remodeled exterior spaces with a front porch, a covered side porch and an awesome covered back deck allow you to enjoy the sun…or the shade depending on your preference from all times of the day! Remodeled floorplan in this home, the home was rebuilt from the walls out. Offering a spacious living room flooded with natural light from the updated vinyl windows, beautiful kitchen with brand new fridge and stove, all new cabinets and countertops, gorgeous full bath, the vinyl windows, the flooring, fixtures, lighting and furnace are all new! Spacious bedrooms. The full bath is gorgeous complete woth a walk in tiled shower! SO MUCH MORE. First floor laundry complete with a new stacked washer dryer in this great ranch one story floor plan. Attached garage is great storage and you are so close to everything! Call today, this house has been transformed to a gorgeous home!

Key facts

• 7,143 sq ft lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $22 ($261/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (19.9% below list).
• Recommended offer: $116k (19.9% below list) — sets the bar for 1% rule.

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: 21 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 $1k 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 64 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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.
• Current owner paid $17k; list at $145k implies a 763% gain — meaningful room to come down on a strong offer.

Recommended offer $116,096 (19.9% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $112,170
• List price: $145,000
• Delta: 29.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
486 E Clark St	0.24mi	2/1.0	842 (+0%)	1mo	$95,000	$113	87
616 E Taggart St	0.17mi	3/1.5 (+1)	780 (-7%)	9mo	$129,000	$165	66
254 E North Ave	0.44mi	2/1.0	858 (+2%)	22mo	$120,000	$140	58
290 W Main St	0.74mi	2/1.0	960 (+14%)	23mo	$94,500	$98	23

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-22,159
• Equity at exit: $21,620

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-17,708
• Equity at exit: $12,537

Cash invested: $40,600 (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: 21
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $22

Break-even live

Break-even rent $1,133

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $63	+0% $22	+5% $-19	+10% $-60
Rent	-10% $-70	-5% $-24	+0% $22	+5% $68	+10% $113
Rate	-1.0pp $95	-0.5pp $59	base $22	+0.5pp $-16	+1.0pp $-54

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $145,000 Active 64 DOM
2. 2026-06-18
   days on market $145,000 Active 62 DOM
3. 2026-06-17
   days on market $145,000 Active 61 DOM
4. 2026-06-16
   days on market $145,000 Active 60 DOM
5. 2026-06-15
   days on market $145,000 Active 59 DOM
6. 2026-06-13
   days on market $145,000 Active 57 DOM
7. 2026-06-12
   days on market $145,000 Active 56 DOM
8. 2026-06-09
   days on market $145,000 Active 53 DOM
9. 2026-06-08
   days on market $145,000 Active 52 DOM
10. 2026-06-08
    days on market $145,000 Active 51 DOM
11. 2026-06-05
    days on market $145,000 Active 49 DOM
12. 2026-06-04
    days on market $145,000 Active 47 DOM
13. 2026-06-02
    days on market $145,000 Active 46 DOM
14. 2026-06-01
    days on market $145,000 Active 45 DOM
15. 2026-05-31
    days on market $145,000 Active 44 DOM
16. 2026-04-20
    status Active 1033-char remark

    Show marketing remark (1033 chars)

    Looking for a remodeled home? Gorgeous inside and out! This one surely will surprise you! The new roof, vinyl siding, gutters and downspouts. Amazing remodeled exterior spaces with a front porch, a covered side porch and an awesome covered back deck allow you to enjoy the sun…or the shade depending on your preference from all times of the day! Remodeled floorplan in this home, the home was rebuilt from the walls out. Offering a spacious living room flooded with natural light from the updated vinyl windows, beautiful kitchen with brand new fridge and stove, all new cabinets and countertops, gorgeous full bath, the vinyl windows, the flooring, fixtures, lighting and furnace are all new! Spacious bedrooms. The full bath is gorgeous complete woth a walk in tiled shower! SO MUCH MORE. First floor laundry complete with a new stacked washer dryer in this great ranch one story floor plan. Attached garage is great storage and you are so close to everything! Call today, this house has been transformed to a gorgeous home!

17. 2026-04-18
    historical Contingent 1033-char remark

    Show marketing remark (1033 chars)

    Looking for a remodeled home? Gorgeous inside and out! This one surely will surprise you! The new roof, vinyl siding, gutters and downspouts. Amazing remodeled exterior spaces with a front porch, a covered side porch and an awesome covered back deck allow you to enjoy the sun…or the shade depending on your preference from all times of the day! Remodeled floorplan in this home, the home was rebuilt from the walls out. Offering a spacious living room flooded with natural light from the updated vinyl windows, beautiful kitchen with brand new fridge and stove, all new cabinets and countertops, gorgeous full bath, the vinyl windows, the flooring, fixtures, lighting and furnace are all new! Spacious bedrooms. The full bath is gorgeous complete woth a walk in tiled shower! SO MUCH MORE. First floor laundry complete with a new stacked washer dryer in this great ranch one story floor plan. Attached garage is great storage and you are so close to everything! Call today, this house has been transformed to a gorgeous home!

18. 2026-04-16
    listed $145,000 Active 1033-char remark

    Show marketing remark (1033 chars)

    Looking for a remodeled home? Gorgeous inside and out! This one surely will surprise you! The new roof, vinyl siding, gutters and downspouts. Amazing remodeled exterior spaces with a front porch, a covered side porch and an awesome covered back deck allow you to enjoy the sun…or the shade depending on your preference from all times of the day! Remodeled floorplan in this home, the home was rebuilt from the walls out. Offering a spacious living room flooded with natural light from the updated vinyl windows, beautiful kitchen with brand new fridge and stove, all new cabinets and countertops, gorgeous full bath, the vinyl windows, the flooring, fixtures, lighting and furnace are all new! Spacious bedrooms. The full bath is gorgeous complete woth a walk in tiled shower! SO MUCH MORE. First floor laundry complete with a new stacked washer dryer in this great ranch one story floor plan. Attached garage is great storage and you are so close to everything! Call today, this house has been transformed to a gorgeous home!

19. 2025-11-14
    price $59,900
20. 2020-11-04
    price $59,900
21. 2020-08-25
    price $59,900
22. 2015-05-15
    price $174,900
23. 2014-02-12
    price $59,900
24. 2014-02-12
    price $59,900
25. 2010-05-17
    soldstatus $16,800
26. 2009-12-24
    listed $25,900
27. 2001-07-31
    historical
28. 1999-09-14
    listed $59,900
29. 1999-08-30
    historical
30. 1999-08-30
    price $174,900
31. 1999-08-30
    price $174,900
32. 1999-08-30
    price $174,900
33. 1999-08-30
    price $174,900
34. 1998-05-20
    listed $59,900
35. 1996-08-05
    soldstatus $50,000
36. 1996-01-11
    soldstatus $57,000

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$683/yr (+$57/mo · 76.3%)

ⓘ 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: $13,932
• − Mortgage interest: −$8,122
• − Property taxes: −$895
• − Insurance: −$725
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,218
• Taxable loss: −$2,258
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $803/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

+154.4% since first listed

21 events — show timeline

• 2026-04-20 Relisted — MLSNOW
• 2026-04-18 Contingent — MLSNOW
• 2026-04-16 Listed $145,000 MLSNOW
• 2025-11-14 Price Changed $59,900 MLSNOW
• 2020-11-04 Price Changed $59,900 MLSNOW
• 2020-08-25 Price Changed $59,900 MLSNOW
• 2015-05-15 Price Changed $174,900 MLSNOW
• 2014-02-12 Price Changed $59,900 MLSNOW
• 2014-02-12 Price Changed $59,900 MLSNOW
• 2010-05-17 Sold (MLS) $16,800 MLSNOW
• 2009-12-24 Listed $25,900 MLSNOW
• 2001-07-31 Listing Removed — MLSNOW
• 1999-09-14 Listed $59,900 MLSNOW
• 1999-08-30 Price Changed $174,900 MLSNOW
• 1999-08-30 Price Changed $174,900 MLSNOW
• 1999-08-30 Price Changed $174,900 MLSNOW
• 1999-08-30 Price Changed $174,900 MLSNOW
• 1999-08-30 Listing Removed — MLSNOW
• 1998-05-20 Listed $59,900 MLSNOW
• 1996-08-05 Sold (Public Records) $50,000 Public Records
• 1996-01-11 Sold (Public Records) $57,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $895 · +112.0% YoY. Source: county tax records.