552 E 8th St · Salem, OH 44460

$109,900

7 bd · 2.5 ba · 2,030 sqft · SingleFamily public records · 31 Days on market

Built 1960 8,751 sqft lot $54/sqft · 10% below area Est $122k · 10% 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 +29.4/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4 bedroom, 2 bath home. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Built ins
• First floor laundry
• Hardwood floors

Tags

• HARDWOOD FLOORS
• CRAFTSMAN STYLE WOODWORK
• BUILT INS
• SOLID WOOD DOORS
• FIRST FLOOR LAUNDRY
• DRY BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Built (year per public records); Aluminum siding and block construction; Asphalt/fiberglass roof
• Exterior features: Approximately 0.20-acre lot

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full basement; 9 total rooms; Property listed as fixer

What this means for you Summary

Snapshot

• This is a 7-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.0% in Salem — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#538 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B+; Watch: amenities F, commute F, employment F.
• Salem City (town): math 53% / reading 56% proficiency, ranked #389 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 86 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $110k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1960 — 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: 1.33% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $122,435
• List price: $109,900
• Delta: -10.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $7,137
• Equity at exit: $16,386

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $38,397
• Equity at exit: $9,502

Cash invested: $30,772 (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 44460

• Home prices YoY: -32.5%
• Active inventory: 86
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $391

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 68%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-13
   status $109,900 Pending 31 DOM
2. 2026-06-12
   pricedays on market $109,900 Active 31 DOM
3. 2026-06-09
   days on market $124,900 Active 28 DOM
4. 2026-06-08
   days on market $124,900 Active 27 DOM
5. 2026-06-08
   days on market $124,900 Active 26 DOM
6. 2026-06-05
   days on market $124,900 Active 24 DOM
7. 2026-06-04
   days on market $124,900 Active 22 DOM
8. 2026-06-02
   days on market $124,900 Active 21 DOM
9. 2026-06-01
   days on market $124,900 Active 20 DOM
10. 2026-05-31
    days on market $124,900 Active 19 DOM
11. 2026-05-12
    listed $139,500 Active 1336-char remark
12. 2024-08-12
    soldstatus $71,000 Closed 222-char remark

    Show marketing remark (222 chars)

    Large 4 bedroom, 2 bath home. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. If property was built prior to 1978, Lead Based Paint Potentially Exists.

13. 2024-05-03
    status Pending 222-char remark

    Show marketing remark (222 chars)

    Large 4 bedroom, 2 bath home. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. If property was built prior to 1978, Lead Based Paint Potentially Exists.

14. 2024-04-02
    historical Contingent 222-char remark

    Show marketing remark (222 chars)

    Large 4 bedroom, 2 bath home. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. If property was built prior to 1978, Lead Based Paint Potentially Exists.

15. 2024-03-22
    listed $69,500 Active 222-char remark

    Show marketing remark (222 chars)

    Large 4 bedroom, 2 bath home. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. If property was built prior to 1978, Lead Based Paint Potentially Exists.

16. 2019-01-17
    status Pending

    Show marketing remark (37 chars)

    Entered for comparable purposes only.

17. 2019-01-15
    soldstatus $88,500 Sold

    Show marketing remark (37 chars)

    Entered for comparable purposes only.

18. 2019-01-15
    listed $88,500 Active

    Show marketing remark (37 chars)

    Entered for comparable purposes only.

19. 2019-01-15
    soldstatus $88,500

    Show marketing remark (37 chars)

    Entered for comparable purposes only.

20. 2011-08-26
    historical
21. 2011-02-26
    listed $84,900
22. 2010-08-11
    historical
23. 2010-02-05
    listed $95,000
24. 2009-10-31
    historical
25. 2008-05-06
    listed $98,500
26. 2001-10-12
    historical
27. 2001-04-12
    listed $110,000
28. 1990-12-17
    soldstatus $52,000

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$35/yr (+$3/mo · 2.1%)

ⓘ 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 ≥95°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: $17,475
• − Mortgage interest: −$6,156
• − Property taxes: −$1,644
• − Insurance: −$550
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$3,197
• Taxable income: $3,132
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,944/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: Salem City
• NCES district ID: 3910006
• Math proficiency: 53% ▼ -14.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $41,145
• Composite: 45.66/100
• National rank: #2582
• State rank: #389 of 656 in OH

Livability — Salem

• Score: 68/100
• State rank: #538
• US rank: #9073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, OH
• County: Columbiana · 99,532 people
• City population: 25,289
• Population (ZIP): 25,289
• Household income: $59,882
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 9.0

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -102.42%
• Current HPI: 212.8922
• 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

+111.3% since first listed

21 events — show timeline

• 2026-06-13 Pending — MLSNOW
• 2026-06-12 Price Changed $109,900 MLSNOW
• 2026-05-19 Price Changed $124,900 MLSNOW
• 2026-05-12 Listed $139,500 MLSNOW
• 2024-08-12 Sold (MLS) $71,000 MLSNOW
• 2024-05-03 Pending — MLSNOW
• 2024-04-02 Contingent — MLSNOW
• 2024-03-22 Listed $69,500 MLSNOW
• 2019-01-17 Pending — MLSNOW
• 2019-01-15 Sold (Public Records) $88,500 Public Records
• 2019-01-15 Listed $88,500 MLSNOW
• 2019-01-15 Sold (MLS) $88,500 MLSNOW
• 2011-08-26 Listing Removed — MLSNOW
• 2011-02-26 Listed $84,900 MLSNOW
• 2010-08-11 Listing Removed — MLSNOW
• 2010-02-05 Listed $95,000 MLSNOW
• 2009-10-31 Listing Removed — MLSNOW
• 2008-05-06 Listed $98,500 MLSNOW
• 2001-10-12 Listing Removed — MLSNOW
• 2001-04-12 Listed $110,000 MLSNOW
• 1990-12-17 Sold (Public Records) $52,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,644 · -7.9% YoY. Source: county tax records.