49215 Purinton Ave · East Liverpool, OH 43920

$190,000

3 bd · 3.0 ba · 862 sqft · MultiFamily public records · 55 Days on market

Built 1930 Fair condition 0.33 ac lot Est $215k · 11% 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 +30.0/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +5.4/10.0
• Livability +3.4/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

Key facts

• Updated triplex
• Good sized yard
• Three separate units

Tags

• UPDATED TRIPLEX
• THREE SEPARATE UNITS
• GOOD SIZED YARD
• TWO SEPARATE DRIVEWAYS

Property features AI

Finance

• Other: Built year reported from public records
• Financial info: One middle unit is leased at $950/month with lease expiring July 1, 2026; No other income/expense or investor cash flow details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway parking
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Multi-unit building (single building with three residential units)
• Construction: Block construction; Asphalt/fiberglass roof
• Exterior features: Driveway

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three separate units: two one-bedroom units (bottom and middle) and one two-bedroom top unit
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Forced-air heating
• Interior features: Full basement
• Laundry & utility: No laundry or utility equipment details provided

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive. Per door: $243/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#613 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Beaver Local (rural): math 66% / reading 61% proficiency, ranked #237 of 656 in OH (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• At $2,463/mo this rent would consume 58% of the median local household income ($51k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $214,554
• List price: $190,000
• Delta: -11.44%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $15,652
• Equity at exit: $28,330

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $73,367
• Equity at exit: $16,428

Cash invested: $53,200 (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 43920

• Home prices YoY: -29.3%
• Active inventory: 114
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $2,463 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $730

Break-even live

Break-even rent $1,540

Max offer price $190,000

Occupancy floor 65%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,463
Total (3 units)			$2,463

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Lang St East Liverpool, OH	1.0–2.0	1.0	726	$905	$1.25	2d	1	0.33mi

Listing history 27 events

1. 2026-06-18
   price $190,000 Active 55 DOM
2. 2026-06-18
   days on market $198,000 Active 55 DOM
3. 2026-06-17
   days on market $198,000 Active 54 DOM
4. 2026-06-16
   days on market $198,000 Active 53 DOM
5. 2026-06-15
   days on market $198,000 Active 52 DOM
6. 2026-06-13
   days on market $198,000 Active 50 DOM
7. 2026-06-09
   days on market $198,000 Active 46 DOM
8. 2026-06-08
   days on market $198,000 Active 45 DOM
9. 2026-06-07
   days on market $198,000 Active 44 DOM
10. 2026-06-05
    days on market $198,000 Active 41 DOM
11. 2026-06-03
    days on market $198,000 Active 40 DOM
12. 2026-06-02
    days on market $198,000 Active 39 DOM
13. 2026-06-01
    days on market $198,000 Active 38 DOM
14. 2026-05-31
    days on market $198,000 Active 37 DOM
15. 2026-05-19
    price $198,000 1106-char remark
16. 2026-04-24
    listed $240,000 Active 1106-char remark
17. 2025-06-25
    soldstatus $160,000
18. 2025-06-20
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

19. 2025-06-20
    status Pending

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

20. 2025-06-18
    soldstatus $160,000 Closed 330-char remark

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

21. 2025-06-18
    soldstatus $160,000 Closed

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

22. 2025-04-08
    historical Contingent 330-char remark

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

23. 2025-04-07
    historical Contingent

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

24. 2025-01-19
    listed $160,000 Active 330-char remark

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

25. 2025-01-19
    listed $160,000 Active

    Show marketing remark (330 chars)

    Discover this well-maintained property featuring three updated 1-bedroom, 1-bathroom units. Highlights include new kitchen cabinets, countertops, a new roof, and hot water tank. Three units are currently occupied, offering immediate rental income. Owner pays utilities. Located in a desirable area with excellent rental potential.

26. 2021-10-13
    soldstatus $40,000
27. 2001-06-08
    soldstatus $75,000

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $2,326 · $194/mo
• Expected delta: +$638/yr (+$53/mo · 37.8%)

ⓘ 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 ≥97°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: $29,556
• − Mortgage interest: −$10,643
• − Property taxes: −$1,689
• − Insurance: −$950
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$5,527
• Taxable income: $6,018
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $7,310/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 triplex requires moderate renovations to improve its condition and increase its value. Key updates include new kitchen cabinets, bathrooms, exterior paint, and flooring.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major interior paint — peeling in some areas

Value-add opportunities

• Both new kitchen cabinets and countertops — modernizes the space and improves aesthetics
• Both new bathroom fixtures — enhances functionality and appeal
• Both paint exterior siding — improves curb appeal and value
• Both replace carpeted flooring with hardwood or tile — increases value and reduces maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
interior paint · peeling in some areas	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both new kitchen cabinets and countertops — modernizes the space and improves aesthetics ↑
• Both new bathroom fixtures — enhances functionality and appeal ↑
• Both paint exterior siding — improves curb appeal and value ↑
• Both replace carpeted flooring with hardwood or tile — increases value and reduces maintenance ↑

ⓘ 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: Beaver Local
• NCES district ID: 3904642
• Math proficiency: 66% ▼ -9.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $49,304
• Composite: 53.94/100
• National rank: #1402
• State rank: #237 of 656 in OH

Livability — East Liverpool

• Score: 67/100
• State rank: #613
• US rank: #10580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbiana · 99,532 people
• Population (ZIP): 21,124
• Household income: $50,820
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 12.6

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 0%

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: ▼ -81.53%
• Current HPI: 196.3908
• 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

+153.3% since first listed

14 events — show timeline

• 2026-06-18 Price Changed $190,000 MLSNOW
• 2026-05-19 Price Changed $198,000 MLSNOW
• 2026-04-24 Listed $240,000 MLSNOW
• 2025-06-25 Sold (Public Records) $160,000 Public Records
• 2025-06-20 Pending — MLSNOW
• 2025-06-20 Pending — MLSNOW
• 2025-06-18 Sold (MLS) $160,000 MLSNOW
• 2025-06-18 Sold (MLS) $160,000 MLSNOW
• 2025-04-08 Contingent — MLSNOW
• 2025-04-07 Contingent — MLSNOW
• 2025-01-19 Listed $160,000 MLSNOW
• 2025-01-19 Listed $160,000 MLSNOW
• 2021-10-13 Sold (Public Records) $40,000 Public Records
• 2001-06-08 Sold (Public Records) $75,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,689 · +12.5% YoY. Source: county tax records.