818 Riverview St · East Liverpool, OH 43920

$34,900

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 34 Days on market

Built 1900 3,998 sqft lot $29/sqft · 35% below area Est $54k · 35% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this two-story fixer-upper full of potential! The main level features a living room, dining room, kitchen, full bathroom, and convenient first-floor laundry. Upstairs, you’ll find two bedrooms offering comfortable living space. Step outside to enjoy the covered back patio overlooking the nice backyard — perfect for relaxing or entertaining. Whether you’re looking for your next investment property or a home to renovate and make your own, this property offers plenty of possibilities.

Key facts

• Nice backyard
• Covered back patio
• Two story

Tags

• TWO STORY
• COVERED BACK PATIO
• NICE BACKYARD

Property features AI

Finance

• Financial info: Annual tax amount listed (2025): $366

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story house; Property listed as fixer
• Construction: Mixed, rolled/hot mop, and shingle roof; Year built sourced from public records
• Exterior features: On-street parking; Lot listed as approximately 0.0918 acres

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Has heating
• Interior features: 5 total rooms; Basement with sump pump (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($712 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 9.8% in East Liverpool — 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 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.
• East Liverpool City (town): math 28% / reading 37% proficiency, ranked #571 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $35k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1900 — 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. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 17.81%
• Cash-on-cash: 41.12%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (median comp): $53,629
• List price: $34,900
• Delta: -34.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
946 Bank St	0.13mi	2/1.0	1,136 (-4%)	2mo	$19,000	$17	85
755 Minerva St	0.07mi	2/1.0	1,320 (+12%)	6mo	$87,700	$66	72
931 Mckinnon Ave	0.48mi	2/1.0	1,158 (-2%)	3mo	$102,500	$89	72
213 Blakely St	0.34mi	3/2.0 (+1)	1,188 (+0%)	11mo	$18,500	$16	66
1507 Saint Clair Ave	0.52mi	3/1.0 (+1)	1,232 (+4%)	2mo	$28,000	$23	62
1520 Smithfield St	0.55mi	3/2.0 (+1)	1,190 (+0%)	7mo	$21,000	$18	58
911 May St	0.71mi	2/1.5	1,248 (+5%)	2mo	$18,000	$14	54
1623 Allison St	0.62mi	3/2.0 (+1)	1,120 (-5%)	2mo	$61,500	$55	52
600 Marcus St	0.60mi	3/1.5 (+1)	1,232 (+4%)	8mo	$137,500	$112	51
1615 Montrose Ave	0.43mi	3/1.0 (+1)	1,012 (-14%)	2mo	$135,000	$133	49
153 Beechwood St	0.72mi	3/1.5 (+1)	1,272 (+7%)	2mo	$25,000	$20	46
1714 Allison St	0.68mi	3/1.0 (+1)	1,328 (+12%)	4mo	$118,500	$89	40

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: 37.7%
• Equity multiple: 2.60×
• Total profit: $15,674
• Equity at exit: $5,204

10-year hold

• IRR: 44.2%
• Equity multiple: 5.21×
• Total profit: $41,122
• Equity at exit: $3,018

Cash invested: $9,772 (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 43920

• Home prices YoY: -29.3%
• Active inventory: 114
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $712 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$150
• Net cashflow: $335

Break-even live

Break-even rent $289

Max offer price $34,900

Occupancy floor 48%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Saint Clair Ave Unit 06 East Liverpool, OH	2.0	1.0	900	$725	$0.81	43d	1	0.28mi
707 Saint Clair Ave Unit 03 East Liverpool, OH	2.0	1.0	900	$700	$0.78	43d	1	0.28mi

Listing history 14 events

1. 2026-06-18
   days on market $34,900 Active 34 DOM
2. 2026-06-17
   days on market $34,900 Active 33 DOM
3. 2026-06-16
   days on market $34,900 Active 32 DOM
4. 2026-06-15
   days on market $34,900 Active 31 DOM
5. 2026-06-13
   days on market $34,900 Active 29 DOM
6. 2026-06-09
   days on market $34,900 Active 25 DOM
7. 2026-06-08
   days on market $34,900 Active 24 DOM
8. 2026-06-07
   days on market $34,900 Active 23 DOM
9. 2026-06-03
   days on market $34,900 Active 19 DOM
10. 2026-06-02
    days on market $34,900 Active 18 DOM
11. 2026-06-01
    days on market $34,900 Active 17 DOM
12. 2026-05-31
    days on market $34,900 Active 16 DOM
13. 2026-05-14
    listed $34,900 Active 528-char remark
14. 1991-07-15
    soldstatus $11,000

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $455 · $38/mo
• Expected delta: +$89/yr (+$7/mo · 24.5%)

ⓘ 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 · 18 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: $8,550
• − Mortgage interest: −$1,955
• − Property taxes: −$366
• − Insurance: −$174
• − Repairs & maintenance: −$684
• − Management: −$684
• − Depreciation: −$1,015
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,137/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 Liverpool City
• NCES district ID: 3904391
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $34,021
• Composite: 26.72/100
• National rank: #7148
• State rank: #571 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

• Census place: East Liverpool, OH
• 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

+217.3% since first listed

2 events — show timeline

• 2026-05-14 Listed $34,900 MLSNOW
• 1991-07-15 Sold (Public Records) $11,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $366 · +9.0% YoY. Source: county tax records.