925 Montgomery St · East Liverpool, OH 43920

$69,900

3 bd · 2.0 ba · 1,002 sqft · SingleFamily public records · 130 Days on market

Built 1930 3,092 sqft lot Est $83k · 16% under

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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 +23.2/30.0
• ARV discount +14.7/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks MLS

Cute home - cuter price! E. Liverpool bungalow on nice deadend street. Cheaper than rent and well worth the $29,900 asking price. Full basement, nice living room and family room. Isn't it time to stop renting & start owning?

Key facts

• 3,092 sq ft lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($739 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

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: 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $70k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $83,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Mckinnon Ave	0.06mi	3/2.0	988 (-1%)	8mo	$138,000	$140	88
1615 Montrose Ave	0.34mi	3/1.0	1,012 (+1%)	2mo	$135,000	$133	77
1623 Allison St	0.33mi	3/2.0	1,120 (+12%)	2mo	$61,500	$55	63
199 Haywood	0.33mi	2/1.0 (-1)	973 (-3%)	14mo	$87,000	$89	58
1620 Allison St	0.31mi	2/1.5 (-1)	900 (-10%)	9mo	$148,500	$165	54
812 Chester St	0.43mi	2/1.0 (-1)	960 (-4%)	14mo	$56,000	$58	52
1187 Dodge St	0.49mi	3/1.0	960 (-4%)	18mo	$75,500	$79	51
946 Bank St	0.37mi	2/1.0 (-1)	1,136 (+13%)	2mo	$19,000	$17	50
1216 Riverview St	0.11mi	2/1.0 (-1)	858 (-14%)	16mo	$71,000	$83	49
276 Drain St	0.43mi	2/1.0 (-1)	900 (-10%)	12mo	$15,000	$17	44
600 Elson St	0.75mi	3/2.0	1,080 (+8%)	11mo	$170,000	$157	43
170 Ravine St	0.74mi	2/1.0 (-1)	1,080 (+8%)	16mo	$14,900	$14	30

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-3,302
• Equity at exit: $10,422

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $7,447
• Equity at exit: $6,044

Cash invested: $19,572 (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: 115
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $739 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $126

Break-even live

Break-even rent $580

Max offer price $69,900

Occupancy floor 78%

Sensitivity live

Price	-10% $166	-5% $146	+0% $126	+5% $106	+10% $87
Rent	-10% $68	-5% $97	+0% $126	+5% $155	+10% $184
Rate	-1.0pp $161	-0.5pp $144	base $126	+0.5pp $108	+1.0pp $90

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Saint Clair Ave Unit 06 East Liverpool, OH	2.0	1.0	900	$725	$0.81	44d	1	0.60mi
707 Saint Clair Ave Unit 03 East Liverpool, OH	2.0	1.0	900	$700	$0.78	44d	1	0.60mi
813 Lang St East Liverpool, OH	1.0–2.0	1.0	726	$905	$1.25	2d	1	1.48mi

Listing history 8 events

1. 2026-03-19
   status Pending
2. 2026-03-12
   price $69,900
3. 2026-01-05
   price $74,900
4. 2025-11-09
   listed $84,900 Active
5. 2012-08-31
   soldstatus $31,900 231-char remark

   Show marketing remark (231 chars)

   Cute home - cuter price! E. Liverpool bungalow on nice deadend street. Cheaper than rent and well worth the $29,900 asking price. Full basement, nice living room and family room. Isn't it time to stop renting & start owning?

6. 2012-08-31
   soldstatus $31,900

   Show marketing remark (231 chars)

   Cute home - cuter price! E. Liverpool bungalow on nice deadend street. Cheaper than rent and well worth the $29,900 asking price. Full basement, nice living room and family room. Isn't it time to stop renting & start owning?

7. 2012-08-20
   historical 231-char remark

   Show marketing remark (231 chars)

   Cute home - cuter price! E. Liverpool bungalow on nice deadend street. Cheaper than rent and well worth the $29,900 asking price. Full basement, nice living room and family room. Isn't it time to stop renting & start owning?

8. 2012-02-20
   listed $29,900 231-char remark

   Show marketing remark (231 chars)

   Cute home - cuter price! E. Liverpool bungalow on nice deadend street. Cheaper than rent and well worth the $29,900 asking price. Full basement, nice living room and family room. Isn't it time to stop renting & start owning?

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$171/yr (+$14/mo · 22.9%)

ⓘ 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 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: $8,873
• − Mortgage interest: −$3,915
• − Property taxes: −$748
• − Insurance: −$350
• − Repairs & maintenance: −$710
• − Management: −$710
• − Depreciation: −$2,033
• Taxable income: $406
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $1,415/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

+133.8% since first listed

8 events — show timeline

• 2026-03-19 Pending — MLSNOW
• 2026-03-12 Price Changed $69,900 MLSNOW
• 2026-01-05 Price Changed $74,900 MLSNOW
• 2025-11-09 Listed $84,900 MLSNOW
• 2012-08-31 Sold (Public Records) $31,900 Public Records
• 2012-08-31 Sold (MLS) $31,900 MLSNOW
• 2012-08-20 Listing Removed — MLSNOW
• 2012-02-20 Listed $29,900 MLSNOW

Property tax history

+14.7%/yr

Latest (2025): $748 · +179.8% YoY. Source: county tax records.