520 Washington St · Washingtonville, OH 44490

$50,000

1 bd · 1.0 ba · 2,234 sqft · SingleFamily public records · 202 Days on market

Built 1900 $22/sqft · 68% below area

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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
• Appreciation +5.8/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For Sale By Owner – 520 & 510 Washington St, Washingtonville, OH 44490 Two Parcels Included – House + Adjacent Lot Great investment opportunity in the heart of Washingtonville! This sale includes two contiguous parcels: • 520 Washington St – A large single-family home in need of full renovation. Perfect for investors, rehabbers, or builders looking for a project with strong value potential. • 510 Washington St – A vacant lot directly next to the property, offering additional space for expansion, parking, storage, or potential new construction. Property Highlights: • Total combined land: (add acreage if you have it) • Ideal for a complete renovation project • Opportunity to rebuild or create a multi-use investment • Quiet residential street with easy access to main roads • Utilities available at the street (buyer to verify) • Flexible usage options thanks to the included vacant lot This is an excellent opportunity for investors looking for land, a rebuild site, or a full renovation project with extra space. Sell as-is. Buyer responsible for due diligence.

Key facts

• Vacant lot
• Full renovation
• Two parcels included

Tags

• TWO PARCELS INCLUDED
• ADJACENT LOT
• VACANT LOT
• FULL RENOVATION
• QUIET RESIDENTIAL STREET
• FLEXIBLE USAGE OPTIONS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,043 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime D, amenities F.
• Leetonia Exempted Village (town): math 47% / reading 46% proficiency, ranked #491 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; lower-income renter base — watch delinquency; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($346 loan paydown + $798 appreciation (1.6% local appreciation)).
• Columbiana County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 28% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $13k; list at $50k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.94% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.46%
• DSCR: 2.27
• GRM: 4.3

CMA / ARV

• ARV (median comp): $156,778
• List price: $50,000
• Delta: -68.11%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.69×
• Total profit: $23,625
• Equity at exit: $18,638

10-year hold

• IRR: 33.7%
• Equity multiple: 5.24×
• Total profit: $59,333
• Equity at exit: $26,030

Cash invested: $14,000 (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 44490

• Home prices YoY: 0.8%
• Active inventory: 1
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $332

Break-even live

Break-even rent $550

Max offer price $50,000

Occupancy floor 61%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $50,000 Active 202 DOM
2. 2026-06-17
   days on market $50,000 Active 201 DOM
3. 2026-06-16
   days on market $50,000 Active 200 DOM
4. 2026-06-15
   days on market $50,000 Active 199 DOM
5. 2026-06-13
   days on market $50,000 Active 197 DOM
6. 2026-06-12
   days on market $50,000 Active 196 DOM
7. 2026-06-09
   days on market $50,000 Active 193 DOM
8. 2026-06-08
   days on market $50,000 Active 192 DOM
9. 2026-06-08
   days on market $50,000 Active 191 DOM
10. 2026-06-07
    days on market $50,000 Active 190 DOM
11. 2026-06-04
    days on market $50,000 Active 187 DOM
12. 2026-06-02
    days on market $50,000 Active 186 DOM
13. 2026-06-01
    days on market $50,000 Active 185 DOM
14. 2026-05-31
    days on market $50,000 Active 184 DOM
15. 2026-04-20
    historical
16. 2026-03-04
    listed $39,000 Active
17. 2025-11-24
    listed $50,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    For Sale By Owner – 520 & 510 Washington St, Washingtonville, OH 44490 Two Parcels Included – House + Adjacent Lot Great investment opportunity in the heart of Washingtonville! This sale includes two contiguous parcels: • 520 Washington St – A large single-family home in need of full renovation. Perfect for investors, rehabbers, or builders looking for a project with strong value potential. • 510 Washington St – A vacant lot directly next to the property, offering additional space for expansion, parking, storage, or potential new construction. Property Highlights: • Total combined land: (add acreage if you have it) • Ideal for a complete renovation project • Opportunity to rebuild or create a multi-use investment • Quiet residential street with easy access to main roads • Utilities available at the street (buyer to verify) • Flexible usage options thanks to the included vacant lot This is an excellent opportunity for investors looking for land, a rebuild site, or a full renovation project with extra space. Sell as-is. Buyer responsible for due diligence.

18. 2022-04-25
    soldstatus $12,600
19. 2021-03-10
    soldstatus $16,000

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $11,645
• − Mortgage interest: −$2,801
• − Property taxes: −$1,819
• − Insurance: −$250
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$1,455
• Taxable income: $3,457
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,154/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: Leetonia Exempted Village
• NCES district ID: 3910007
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 46% ▼ -11.00%
• Median HH income: $43,366
• Composite: 39.26/100
• National rank: #4001
• State rank: #491 of 656 in OH

Livability — Washingtonville

• Score: 58/100
• State rank: #1043
• US rank: #20783

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washingtonville, OH
• County: Columbiana · 99,532 people
• City population: 696
• Population (ZIP): 696
• Household income: $43,182
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 12.4

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Italian 9% Slovak 4% Romanian 3%

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: ▲ 1.60%
• Current HPI: 193.4054
• 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

+143.8% since first listed

5 events — show timeline

• 2026-04-20 Listing Removed — MLSNOW
• 2026-03-04 Listed $39,000 MLSNOW
• 2025-11-24 Listed $50,000 Fizber.com
• 2022-04-25 Sold (Public Records) $12,600 Public Records
• 2021-03-10 Sold (Public Records) $16,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,819 · +14.5% YoY. Source: county tax records.