120 S Beaver St · Lisbon, OH 44432

$84,527

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 3 Days on market

Built 1900 1,799 sqft lot Est $133k · 36% 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
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own? This move-in ready home offers an excellent opportunity for a first-time buyer to start building equity while enjoying the comfort of a well-maintained property. Major updates were completed in 2022, including a durable steel roof, furnace, central air, and hot water tank—giving you confidence that the major mechanicals have already been addressed. Inside, you’ll find an updated kitchen and bathroom, along with a clean, functional layout that makes everyday living simple and comfortable. Energy-efficient windows contribute to lower utility costs and year-round efficiency. The inviting front porch offers a great place to sit and unwind, whether you&rsqu

Key facts

• Private deck
• Front porch
• Steel roof

Tags

• STEEL ROOF
• UPDATED KITCHEN
• UPDATED BATHROOM
• ENERGY EFFICIENT WINDOWS
• FRONT PORCH
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 70/100 on livability (#453 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.
• Lisbon Exempted Village (town): math 47% / reading 55% proficiency, ranked #436 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 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 $584 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $48k; list at $85k implies a 76% 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 $84,527

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. 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?
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: 1.54% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $132,662
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 N Market St	0.21mi	2/2.5	1,152 (-2%)	3mo	$127,500	$111	79
224 E Pine St	0.34mi	2/1.5	1,184 (+1%)	12mo	$137,500	$116	70
9 Prospect St	0.52mi	3/1.0 (+1)	1,136 (-3%)	1mo	$130,500	$115	64
121 Jerome St	0.44mi	2/1.0	1,074 (-8%)	3mo	$25,000	$23	63
305 E Chestnut St	0.29mi	2/1.0	1,320 (+12%)	10mo	$105,000	$80	58
205 E High St	0.28mi	2/2.0	1,248 (+6%)	20mo	$128,900	$103	56
8382 Pritchard Ave	0.61mi	3/1.0 (+1)	1,120 (-5%)	8mo	$24,000	$21	53
131 Mckinley Ave	0.63mi	3/1.0 (+1)	1,054 (-10%)	6mo	$92,000	$87	44
526 N Beaver St	0.42mi	3/1.5 (+1)	1,328 (+13%)	14mo	$150,000	$113	40
625 N Beaver St	0.47mi	3/1.0 (+1)	1,344 (+14%)	12mo	$154,000	$115	39
739 Sunset Dr	0.66mi	3/2.0 (+1)	1,008 (-14%)	1mo	$210,000	$208	36
719 Sunset Dr	0.58mi	2/2.0	997 (-15%)	12mo	$155,000	$155	34

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $17,662
• Equity at exit: $12,603

10-year hold

• IRR: 26.8%
• Equity multiple: 3.35×
• Total profit: $55,731
• Equity at exit: $7,308

Cash invested: $23,668 (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 44432

• Home prices YoY: -24.8%
• Active inventory: 31
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $493

Break-even live

Break-even rent $678

Max offer price $84,527

Occupancy floor 57%

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: $21,132
• Closing costs: $2,536
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-29
   status Pending
2. 2026-03-26
   listed $84,527 Active
3. 2025-10-01
   historical
4. 2025-07-30
   listed $129,900 Active
5. 2025-06-13
   historical
6. 2025-03-11
   price $129,900
7. 2025-01-30
   price $134,900
8. 2024-12-13
   listed $139,900 Active
9. 2024-06-05
   historical
10. 2024-03-14
    price $124,000
11. 2023-09-15
    listed $129,000 Active
12. 2022-03-04
    soldstatus $47,900
13. 2009-03-18
    soldstatus $18,000
14. 2008-11-05
    listed $23,000

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$316/yr (+$26/mo · 45.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,620
• − Mortgage interest: −$4,735
• − Property taxes: −$687
• − Insurance: −$423
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,459
• Taxable income: $4,817
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,754/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: Lisbon Exempted Village
• NCES district ID: 3904545
• Math proficiency: 47% ▼ -20.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $40,249
• Composite: 42.66/100
• National rank: #3177
• State rank: #436 of 656 in OH

Livability — Lisbon

• Score: 70/100
• State rank: #453
• US rank: #7377

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: Lisbon, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 12,029
• Household income: $63,173
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 7.7

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -75.65%
• Current HPI: 229.991
• 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

+267.5% since first listed

14 events — show timeline

• 2026-03-29 Pending — MLSNOW
• 2026-03-26 Listed $84,527 MLSNOW
• 2025-10-01 Listing Removed — MLSNOW
• 2025-07-30 Listed $129,900 MLSNOW
• 2025-06-13 Listing Removed — MLSNOW
• 2025-03-11 Price Changed $129,900 MLSNOW
• 2025-01-30 Price Changed $134,900 MLSNOW
• 2024-12-13 Listed $139,900 MLSNOW
• 2024-06-05 Listing Removed — MLSNOW
• 2024-03-14 Price Changed $124,000 MLSNOW
• 2023-09-15 Listed $129,000 MLSNOW
• 2022-03-04 Sold (Public Records) $47,900 Public Records
• 2009-03-18 Sold (MLS) $18,000 MLSNOW
• 2008-11-05 Listed $23,000 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $687 · +12.4% YoY. Source: county tax records.