825 Laura Ave · East Liverpool, OH 43920

$39,900

4 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 33 Days on market

Built 1900 2,221 sqft lot $18/sqft · 44% below area Est $71k · 44% 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

Multi-family units

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

Listing remarks

Excellent investment opportunity with this spacious duplex offering approximately 2,160 square feet of living space. Each unit features two bedrooms, a full bathroom, living room, dining room, kitchen, and covered front porch, providing comfortable layouts for tenants. The property has seen important updates including upgraded electrical service and two high-efficiency gas furnaces. One side is currently occupied, offering immediate rental income, while the second unit only requires a few minor repairs before it is ready to be leased. Whether you’re looking to expand your investment portfolio or occupy one side while generating rental income from the other, this duplex offers strong p

Key facts

• Covered front porch
• Spacious duplex
• 2,221 sq ft lot

Tags

• SPACIOUS DUPLEX
• UPGRADED ELECTRICAL SERVICE
• HIGH EFFICIENCY GAS FURNACES
• COVERED FRONT PORCH

Property features AI

Finance

• Financial info: One building containing two rentable 2-bedroom units; One unit is leased month-to-month with rent reported at $450

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer service
• Home design: 2-story building; Above-grade finished area approximately 2,160
• Construction: Shingle roof; Year built per public records
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $40k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive. Per door: $425/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/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 $276 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $40k implies a 157% 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.57% ✓
• Cap rate: 31.83%
• Cash-on-cash: 91.21%
• DSCR: 5.06
• GRM: 2.3

CMA / ARV

• ARV (median comp): $70,878
• List price: $39,900
• Delta: -43.71%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 91.9%
• Equity multiple: 5.26×
• Total profit: $47,642
• Equity at exit: $5,949

10-year hold

• IRR: 94.8%
• Equity multiple: 10.96×
• Total profit: $111,220
• Equity at exit: $3,450

Cash invested: $11,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $849

Break-even live

Break-even rent $350

Max offer price $39,900

Occupancy floor 35%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,424
Total (2 units)			$1,425

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $39,900 Pending 33 DOM
2. 2026-06-17
   days on market $39,900 Contingent 33 DOM
3. 2026-06-16
   days on market $39,900 Contingent 32 DOM
4. 2026-06-15
   days on market $39,900 Contingent 31 DOM
5. 2026-06-13
   days on market $39,900 Contingent 29 DOM
6. 2026-06-09
   days on market $39,900 Contingent 25 DOM
7. 2026-06-08
   days on market $39,900 Contingent 24 DOM
8. 2026-06-07
   days on market $39,900 Contingent 23 DOM
9. 2026-06-03
   days on market $39,900 Contingent 19 DOM
10. 2026-06-02
    days on market $39,900 Contingent 18 DOM
11. 2026-06-01
    days on market $39,900 Contingent 17 DOM
12. 2026-05-31
    days on market $39,900 Contingent 16 DOM
13. 2026-05-14
    listed $39,900 Active 718-char remark
14. 1991-09-04
    soldstatus $15,500

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$7/yr (+$1/mo · 1.2%)

ⓘ 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: $17,100
• − Mortgage interest: −$2,235
• − Property taxes: −$608
• − Insurance: −$200
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$1,161
• Taxable income: $10,161
• Est. tax owed @ 24.0%: −$2,439
• After-tax cash flow: $7,752/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

+157.4% since first listed

4 events — show timeline

• 2026-06-17 Pending — MLSNOW
• 2026-05-23 Contingent — MLSNOW
• 2026-05-14 Listed $39,900 MLSNOW
• 1991-09-04 Sold (Public Records) $15,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $608 · +8.6% YoY. Source: county tax records.