629 E 6th St · Salem, OH 44460

$168,520

4 bd · 2.0 ba · 2,722 sqft · MultiFamily public records · 90 Days on market

Built 1900 7,000 sqft lot

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Brick side-by-side duplex. Great income potential. Each unit has LR, DR, Kitchen, Den or 3rd BD, 1st floor laundry (toilet), 2 BD's & Full Bath. Both units have nice size rooms. 2 car detached garage. 2 New electric panels 2007, Chimney repaired & relined 2009, New gutters with gutter guards 2011, New roof over back addition 2012, New roof to main house 2014. 625 has updated water supply & drains to upstairs bathroom, updated drains in laundry & downstairs bathroom.

Key facts

• Good-sized kitchen
• Formal dining room
• Large living room

Tags

• SPACIOUS LAYOUT
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• GOOD-SIZED KITCHEN
• VERSATILE THIRD BEDROOM
• HOME OFFICE

Property features AI

Exterior

• Parking: Detached 2-car garage with alley access
• Utilities: Public water; Public sewer
• Home design: Two stories; Brick construction; Asbestos shingle roof
• Construction: Built (year from public records)
• Exterior features: Wood backyard fence

Interior

• Bedrooms: Two separate three-bedroom units (each unit is three bedrooms)
• Bathrooms: Three full bathrooms and one half bathroom total; Unit breakdown: one unit with 1 bath, the other unit with 2 baths
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full, unfinished basement; 14 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.2-bath units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive. Per door: $224/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $158k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.7% 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, crime 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.
• Zoned schools: Buckeye Elementary School (431 students, 0% FRL); Salem Junior High School (math 51% / reading 52%, grade C, #401 of 654 statewide, top 62%, 310 students, 54% FRL); Salem High School (math 47% / reading 77%, grade B-, #202 of 781 statewide, top 29%, 638 students, 42% FRL) — zoned schools average 32% FRL vs 48% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $90k; list at $169k implies a 87% 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 $158,408 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $92,548
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 E 3rd St	0.25mi	4/3.0	2,900 (+6%)	21mo	$97,500	$34	56

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,153
• Equity at exit: $25,127

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $37,569
• Equity at exit: $14,571

Cash invested: $47,186 (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: 91
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$884
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $447

Break-even live

Break-even rent $1,353

Max offer price $168,520

Occupancy floor 72%

Sensitivity live

Price	-10% $543	-5% $495	+0% $447	+5% $400	+10% $352
Rent	-10% $296	-5% $372	+0% $447	+5% $523	+10% $599
Rate	-1.0pp $532	-0.5pp $490	base $447	+0.5pp $404	+1.0pp $359

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.2	$1,920
Total (2 units)			$1,919

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: $42,130
• Closing costs: $5,056
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-12
   statusdays on market $168,520 Pending 90 DOM
2. 2026-06-09
   days on market $168,520 Contingent 87 DOM
3. 2026-06-08
   days on market $168,520 Contingent 86 DOM
4. 2026-06-08
   days on market $168,520 Contingent 85 DOM
5. 2026-06-05
   days on market $168,520 Contingent 83 DOM
6. 2026-06-04
   days on market $168,520 Contingent 81 DOM
7. 2026-06-02
   days on market $168,520 Contingent 80 DOM
8. 2026-06-01
   days on market $168,520 Contingent 79 DOM
9. 2026-05-31
   days on market $168,520 Contingent 78 DOM
10. 2026-03-22
    historical Contingent
11. 2026-03-15
    price $168,520
12. 2026-03-12
    listed $168,000 Active
13. 2021-09-03
    soldstatus $90,000
14. 2021-09-01
    soldstatus $90,000 Closed 496-char remark

    Show marketing remark (496 chars)

    Brick side-by-side duplex. Great income potential. Each unit has LR, DR, Kitchen, Den or 3rd BD, 1st floor laundry (toilet), 2 BD's & Full Bath. Both units have nice size rooms. 2 car detached garage. 2 New electric panels 2007, Chimney repaired & relined 2009, New gutters with gutter guards 2011, New roof over back addition 2012, New roof to main house 2014. 625 has updated water supply & drains to upstairs bathroom, updated drains in laundry & downstairs bathroom.

15. 2021-08-30
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Brick side-by-side duplex. Great income potential. Each unit has LR, DR, Kitchen, Den or 3rd BD, 1st floor laundry (toilet), 2 BD's & Full Bath. Both units have nice size rooms. 2 car detached garage. 2 New electric panels 2007, Chimney repaired & relined 2009, New gutters with gutter guards 2011, New roof over back addition 2012, New roof to main house 2014. 625 has updated water supply & drains to upstairs bathroom, updated drains in laundry & downstairs bathroom.

16. 2021-08-12
    historical Contingent 496-char remark

    Show marketing remark (496 chars)

    Brick side-by-side duplex. Great income potential. Each unit has LR, DR, Kitchen, Den or 3rd BD, 1st floor laundry (toilet), 2 BD's & Full Bath. Both units have nice size rooms. 2 car detached garage. 2 New electric panels 2007, Chimney repaired & relined 2009, New gutters with gutter guards 2011, New roof over back addition 2012, New roof to main house 2014. 625 has updated water supply & drains to upstairs bathroom, updated drains in laundry & downstairs bathroom.

17. 2021-07-01
    listed $94,900 Active 496-char remark

    Show marketing remark (496 chars)

    Brick side-by-side duplex. Great income potential. Each unit has LR, DR, Kitchen, Den or 3rd BD, 1st floor laundry (toilet), 2 BD's & Full Bath. Both units have nice size rooms. 2 car detached garage. 2 New electric panels 2007, Chimney repaired & relined 2009, New gutters with gutter guards 2011, New roof over back addition 2012, New roof to main house 2014. 625 has updated water supply & drains to upstairs bathroom, updated drains in laundry & downstairs bathroom.

18. 2009-08-27
    historical
19. 2009-02-27
    listed $69,900
20. 2007-06-26
    soldstatus $56,000
21. 2007-06-26
    soldstatus $56,000
22. 2007-04-19
    listed $62,000

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $2,003 · $167/mo
• Expected delta: +$626/yr (+$52/mo · 45.5%)

ⓘ 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 ≥95°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: $23,028
• − Mortgage interest: −$9,440
• − Property taxes: −$1,377
• − Insurance: −$843
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$4,902
• Taxable income: $2,782
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $4,700/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

+171.8% since first listed

13 events — show timeline

• 2026-03-22 Contingent — MLSNOW
• 2026-03-15 Price Changed $168,520 MLSNOW
• 2026-03-12 Listed $168,000 MLSNOW
• 2021-09-03 Sold (Public Records) $90,000 Public Records
• 2021-09-01 Sold (MLS) $90,000 MLSNOW
• 2021-08-30 Pending — MLSNOW
• 2021-08-12 Contingent — MLSNOW
• 2021-07-01 Listed $94,900 MLSNOW
• 2009-08-27 Listing Removed — MLSNOW
• 2009-02-27 Listed $69,900 MLSNOW
• 2007-06-26 Sold (Public Records) $56,000 Public Records
• 2007-06-26 Sold (MLS) $56,000 MLSNOW
• 2007-04-19 Listed $62,000 MLSNOW

Property tax history

+0.8%/yr

Latest (2025): $1,377 · +18.2% YoY. Source: county tax records.