35 Center St · Leetonia, OH 44431

$80,000

4 bd · 1.0 ba · 1,050 sqft · SingleFamily · 99 Days on market

Built 1984 Poor condition 0.49 ac lot $76/sqft · 46% below area Est $149k · 46% under ↓ 27% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not your average cookie-cutter ranch. Sitting on approximately ½ acre across four lots, this solid brick home gives you space, privacy, and plenty of potential. Inside you’ll find a spacious living room, a large eat-in kitchen with generous cabinet space, and comfortably sized bedrooms. The walk-through bathroom features an updated walk-in shower. One-floor living makes the layout simple and functional, and the home appears well insulated for year-round comfort. Outside? That’s where it gets fun. Four lots means room to roam, room to build, room to garden, or just room to breathe. Mature trees provide a peaceful setting, and there’s even a deck area and attached garage for added convenience. Whether you want yard space, storage space, or elbow room — you’ve got it here. Yes, it needs updates. No, it’s not pretending to be something it’s not. This is the kind of property where vision turns into equity. Perfect for investors, rehabbers, or buyers ready to roll up their sleeves and make it their own. Solid bones. Big yard. Endless possibilities.

Key facts

• Deck area
• Attached garage
• Four lots

Tags

• SOLID BRICK HOME
• UPDATED WALK-IN SHOWER
• FOUR LOTS
• MATURE TREES
• DECK AREA
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#655 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: 9 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 $553 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $149,075
• List price: $80,000
• Delta: -46.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Center St	0.03mi	3/1.5 (-1)	1,040 (-1%)	4mo	$172,000	$165	87
14 W Main St	0.07mi	3/1.0 (-1)	1,120 (+7%)	2mo	$109,000	$97	79
73 Washington St	0.12mi	3/2.0 (-1)	1,118 (+6%)	20mo	$28,000	$25	58
128 Bears Den Rd	0.59mi	3/1.0 (-1)	1,008 (-4%)	4mo	$130,000	$129	58
262 N Walnut St	0.59mi	3/2.0 (-1)	1,158 (+10%)	6mo	$170,000	$147	41
374 Washington St	0.62mi	3/1.0 (-1)	1,152 (+10%)	13mo	$169,900	$147	40
409 Washington St	0.68mi	3/1.0 (-1)	950 (-10%)	11mo	$182,000	$192	38

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $5,441
• Equity at exit: $11,928

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $28,482
• Equity at exit: $6,917

Cash invested: $22,400 (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 44431

• Home prices YoY: -19.8%
• Active inventory: 9
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $289

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   historical Contingent 1107-char remark

   Show marketing remark (1107 chars)

   Not your average cookie-cutter ranch. Sitting on approximately ½ acre across four lots, this solid brick home gives you space, privacy, and plenty of potential. Inside you’ll find a spacious living room, a large eat-in kitchen with generous cabinet space, and comfortably sized bedrooms. The walk-through bathroom features an updated walk-in shower. One-floor living makes the layout simple and functional, and the home appears well insulated for year-round comfort. Outside? That’s where it gets fun. Four lots means room to roam, room to build, room to garden, or just room to breathe. Mature trees provide a peaceful setting, and there’s even a deck area and attached garage for added convenience. Whether you want yard space, storage space, or elbow room — you’ve got it here. Yes, it needs updates. No, it’s not pretending to be something it’s not. This is the kind of property where vision turns into equity. Perfect for investors, rehabbers, or buyers ready to roll up their sleeves and make it their own. Solid bones. Big yard. Endless possibilities.

2. 2026-04-04
   price $80,000 1107-char remark

   Show marketing remark (1107 chars)

   Not your average cookie-cutter ranch. Sitting on approximately ½ acre across four lots, this solid brick home gives you space, privacy, and plenty of potential. Inside you’ll find a spacious living room, a large eat-in kitchen with generous cabinet space, and comfortably sized bedrooms. The walk-through bathroom features an updated walk-in shower. One-floor living makes the layout simple and functional, and the home appears well insulated for year-round comfort. Outside? That’s where it gets fun. Four lots means room to roam, room to build, room to garden, or just room to breathe. Mature trees provide a peaceful setting, and there’s even a deck area and attached garage for added convenience. Whether you want yard space, storage space, or elbow room — you’ve got it here. Yes, it needs updates. No, it’s not pretending to be something it’s not. This is the kind of property where vision turns into equity. Perfect for investors, rehabbers, or buyers ready to roll up their sleeves and make it their own. Solid bones. Big yard. Endless possibilities.

3. 2026-02-13
   listed $110,000 Active 1107-char remark

   Show marketing remark (1107 chars)

   Not your average cookie-cutter ranch. Sitting on approximately ½ acre across four lots, this solid brick home gives you space, privacy, and plenty of potential. Inside you’ll find a spacious living room, a large eat-in kitchen with generous cabinet space, and comfortably sized bedrooms. The walk-through bathroom features an updated walk-in shower. One-floor living makes the layout simple and functional, and the home appears well insulated for year-round comfort. Outside? That’s where it gets fun. Four lots means room to roam, room to build, room to garden, or just room to breathe. Mature trees provide a peaceful setting, and there’s even a deck area and attached garage for added convenience. Whether you want yard space, storage space, or elbow room — you’ve got it here. Yes, it needs updates. No, it’s not pretending to be something it’s not. This is the kind of property where vision turns into equity. Perfect for investors, rehabbers, or buyers ready to roll up their sleeves and make it their own. Solid bones. Big yard. Endless possibilities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 18 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: $12,783
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,327
• Taxable income: $2,330
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $2,905/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and maintenance, including a new roof, exterior siding repair, and foundation repair. Significant improvements are needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — Snow-covered roof
• Major exterior siding — Snow-covered roof
• Major exterior foundation — Snow-covered roof

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value
• Resale exterior siding repair — Repairing the siding would improve the home's curb appeal and value
• Resale exterior foundation repair — Repairing the foundation would ensure the home's structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Snow-covered roof	Major	$15,000–50,000
exterior siding · Snow-covered roof	Major	$15,000–50,000
exterior foundation · Snow-covered roof	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior siding repair — Repairing the siding would improve the home's curb appeal and value ↑
• Resale exterior foundation repair — Repairing the foundation would ensure the home's structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Leetonia

• Score: 66/100
• State rank: #655
• US rank: #11612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leetonia, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 4,607
• Household income: $64,872
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 3.4

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 5% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -52.85%
• Current HPI: 214.1259
• 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

-27.3% since first listed

3 events — show timeline

• 2026-05-07 Contingent — MLSNOW
• 2026-04-04 Price Changed $80,000 MLSNOW
• 2026-02-13 Listed $110,000 MLSNOW