838 Avondale St · East Liverpool, OH 43920

$35,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 27 Days on market

Built 1900 3,998 sqft lot $22/sqft · 53% below area ↓ 51% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Take a look at this very affordable and spacious 3 bedroom home! Hadrwood flooring throughout first floor. Bay windows in dining area. Fireplace in living room. 1st floor laundry for convenience. Hardwoof flooring in bedrooms. 2nd fireplace in master bedroom. Come and make this your home today!

Key facts

• Hardwood flooring
• Bay windows
• 1st floor laundry

Tags

• HARDWOOD FLOORING
• BAY WINDOWS
• FIREPLACE
• 1ST FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.7% 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; 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 $242 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.48% ✓
• Cap rate: 30.66%
• Cash-on-cash: 87.03%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (median comp): $73,922
• List price: $35,000
• Delta: -49.95%
• 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
730 Avondale St	0.11mi	3/1.0	1,560 (0%)	7mo	$27,000	$17	88
822 Avondale St	0.04mi	4/1.5 (+1)	1,608 (+3%)	1mo	$85,000	$53	85
346 E 8th St	0.28mi	3/1.0	1,536 (-2%)	3mo	$20,000	$13	82
822 Riverview St	0.07mi	4/1.5 (+1)	1,560 (0%)	13mo	$70,000	$45	79
921 Orchard Grove Ave	0.49mi	3/1.0	1,588 (+2%)	2mo	$72,000	$45	73
938 Ambrose Ave	0.22mi	4/1.5 (+1)	1,640 (+5%)	4mo	$54,000	$33	71
420 Vine St	0.35mi	3/1.5	1,440 (-8%)	3mo	$119,000	$83	66
813 Mckinnon Ave	0.42mi	3/1.0	1,554 (-0%)	19mo	$35,000	$23	64
1519 Saint Clair Ave	0.50mi	3/1.5	1,658 (+6%)	6mo	$110,000	$66	59
920 Mckinnon Ave	0.42mi	2/1.5 (-1)	1,400 (-10%)	4mo	$55,000	$39	53
331 W 4th St	0.68mi	3/1.0	1,488 (-5%)	10mo	$79,900	$54	52
1714 Allison St	0.63mi	3/1.0	1,328 (-15%)	4mo	$118,500	$89	43

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: 87.6%
• Equity multiple: 5.04×
• Total profit: $39,622
• Equity at exit: $5,219

10-year hold

• IRR: 90.6%
• Equity multiple: 10.48×
• Total profit: $92,890
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $711

Break-even live

Break-even rent $317

Max offer price $35,000

Occupancy floor 37%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $35,000 Active 27 DOM
2. 2026-06-17
   days on market $35,000 Active 26 DOM
3. 2026-06-16
   days on market $35,000 Active 25 DOM
4. 2026-06-15
   days on market $35,000 Active 24 DOM
5. 2026-06-13
   days on market $35,000 Active 22 DOM
6. 2026-06-09
   days on market $35,000 Active 18 DOM
7. 2026-06-08
   days on market $35,000 Active 17 DOM
8. 2026-06-07
   days on market $35,000 Active 16 DOM
9. 2026-06-03
   days on market $35,000 Active 12 DOM
10. 2026-06-02
    days on market $35,000 Active 11 DOM
11. 2026-06-01
    days on market $35,000 Active 10 DOM
12. 2026-05-31
    days on market $35,000 Active 9 DOM
13. 2026-01-01
    listed $37,000 Active 295-char remark

    Show marketing remark (295 chars)

    Take a look at this very affordable and spacious 3 bedroom home! Hadrwood flooring throughout first floor. Bay windows in dining area. Fireplace in living room. 1st floor laundry for convenience. Hardwoof flooring in bedrooms. 2nd fireplace in master bedroom. Come and make this your home today!

14. 2025-07-15
    soldstatus $25,000
15. 2024-06-19
    price $44,900
16. 2024-06-12
    price $49,900
17. 2024-03-02
    listed $54,900 Active
18. 2024-02-26
    historical
19. 2024-01-08
    listed $54,900 Active
20. 2024-01-04
    historical
21. 2023-10-26
    price $60,000
22. 2023-10-16
    price $65,000
23. 2023-08-30
    listed $75,000 Active

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $624 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,595
• − Mortgage interest: −$1,961
• − Property taxes: −$624
• − Insurance: −$175
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$1,018
• Taxable income: $8,483
• Est. tax owed @ 24.0%: −$2,036
• After-tax cash flow: $6,493/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

-50.7% since first listed

11 events — show timeline

• 2026-01-01 Listed $37,000 MLSNOW
• 2025-07-15 Sold (Public Records) $25,000 Public Records
• 2024-06-19 Price Changed $44,900 MLSNOW
• 2024-06-12 Price Changed $49,900 MLSNOW
• 2024-03-02 Listed $54,900 MLSNOW
• 2024-02-26 Listing Removed — MLSNOW
• 2024-01-08 Listed $54,900 MLSNOW
• 2024-01-04 Listing Removed — MLSNOW
• 2023-10-26 Price Changed $60,000 MLSNOW
• 2023-10-16 Price Changed $65,000 MLSNOW
• 2023-08-30 Listed $75,000 MLSNOW

Property tax history

+28.4%/yr

Latest (2025): $624 · +8.8% YoY. Source: county tax records.