201-203 W Clark St · East Palestine, OH 44413

$125,000

6 bd · 2.0 ba · 1,924 sqft · MultiFamily · 317 Days on market

Built 1930 Fair condition 5,749 sqft lot $65/sqft · 24% below area Est $165k · 24% under ↓ 11% since listing

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Incredible Investment Opportunity! Spacious 2-bedroom duplex featuring a welcoming living room and a bright, eat-in kitchen on the main level. Upstairs, you’ll find two comfortable bedrooms and a full bathroom. The home also includes a generous lower-level basement with laundry room, perfect for storage or future expansion.

Key facts

• Laundry room
• 5,749 sq ft lot
• Parking

Tags

• WELCOMING LIVING ROOM
• BRIGHT EAT-IN KITCHEN
• GENEROUS LOWER-LEVEL BASEMENT
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% 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: 21 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $864 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 317 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $165,445
• List price: $125,000
• Delta: -24.45%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,318
• Equity at exit: $18,638

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $14,661
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $234

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $321	-5% $277	+0% $234	+5% $191	+10% $148
Rent	-10% $124	-5% $179	+0% $234	+5% $289	+10% $344
Rate	-1.0pp $297	-0.5pp $266	base $234	+0.5pp $202	+1.0pp $169

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 317 DOM
2. 2026-06-18
   days on market $125,000 Active 315 DOM
3. 2026-06-17
   days on market $125,000 Active 314 DOM
4. 2026-06-16
   days on market $125,000 Active 313 DOM
5. 2026-06-15
   days on market $125,000 Active 312 DOM
6. 2026-06-13
   days on market $125,000 Active 310 DOM
7. 2026-06-12
   days on market $125,000 Active 309 DOM
8. 2026-06-09
   days on market $125,000 Active 306 DOM
9. 2026-06-08
   days on market $125,000 Active 305 DOM
10. 2026-06-08
    days on market $125,000 Active 304 DOM
11. 2026-06-05
    days on market $125,000 Active 302 DOM
12. 2026-06-04
    days on market $125,000 Active 300 DOM
13. 2026-06-02
    days on market $125,000 Active 299 DOM
14. 2026-06-01
    days on market $125,000 Active 298 DOM
15. 2026-05-31
    days on market $125,000 Active 297 DOM
16. 2026-05-09
    price $125,000 334-char remark

    Show marketing remark (334 chars)

    Incredible Investment Opportunity! Spacious 2-bedroom duplex featuring a welcoming living room and a bright, eat-in kitchen on the main level. Upstairs, you’ll find two comfortable bedrooms and a full bathroom. The home also includes a generous lower-level basement with laundry room, perfect for storage or future expansion.

17. 2026-05-09
    price $125,000 334-char remark

    Show marketing remark (334 chars)

    Incredible Investment Opportunity! Spacious 2-bedroom duplex featuring a welcoming living room and a bright, eat-in kitchen on the main level. Upstairs, you’ll find two comfortable bedrooms and a full bathroom. The home also includes a generous lower-level basement with laundry room, perfect for storage or future expansion.

18. 2025-08-06
    listed $139,900 Active 334-char remark

    Show marketing remark (334 chars)

    Incredible Investment Opportunity! Spacious 2-bedroom duplex featuring a welcoming living room and a bright, eat-in kitchen on the main level. Upstairs, you’ll find two comfortable bedrooms and a full bathroom. The home also includes a generous lower-level basement with laundry room, perfect for storage or future expansion.

19. 2025-08-06
    listed $139,900 Active 334-char remark

    Show marketing remark (334 chars)

    Incredible Investment Opportunity! Spacious 2-bedroom duplex featuring a welcoming living room and a bright, eat-in kitchen on the main level. Upstairs, you’ll find two comfortable bedrooms and a full bathroom. The home also includes a generous lower-level basement with laundry room, perfect for storage or future expansion.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,679
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,636
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,601/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family home presents a fair condition with moderate rehabilitation needs. It offers a spacious layout with potential for significant value increase through updates in paint, landscaping, and kitchen cabinets.

Repairs flagged

• Moderate kitchen cabinets — Worn condition
• Major landscaping — Overgrown lawn and unkempt landscaping
• Major exterior paint — Needs repainting

Value-add opportunities

• Both paint interior walls — Improves appearance and value
• Both landscaping — Enhances curb appeal and property value
• Both kitchen cabinets — Updates kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn condition	Moderate	$3,000–15,000
landscaping · Overgrown lawn and unkempt landscaping	Major	$15,000–50,000
exterior paint · Needs repainting	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both paint interior walls — Improves appearance and value ↑
• Both landscaping — Enhances curb appeal and property value ↑
• Both kitchen cabinets — Updates kitchen and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.7% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $125,000 MLSNOW
• 2026-05-09 Price Changed $125,000 MLSNOW
• 2025-08-06 Listed $139,900 MLSNOW
• 2025-08-06 Listed $139,900 MLSNOW