22 Maple Hill Rd · Salineville, OH 43945

$119,900

3 bd · 1.0 ba · 1,366 sqft · SingleFamily public records · 30 Days on market

Built 1900 0.87 ac lot

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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 +23.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable 3 Bedroom Home on Large, Level Lot at Salineville! Here's a home with a wonderful yard for gardening, kids, or whatever you'd like. The property has asphalt driveway, 2-car detached garage, plus outbuildings for 4-H projects or storage. The century home features a large, eat-in kitchen, first floor master bedroom, first floor laundry, enclosed front porch, etc. Home is well-kept and totally electric with a wood burning stove if desired. Recent updates include metal roofing, furnace, electrical service, etc. Lot is just under . 9-acre. Taxes shown reflect a Homestead Reduction savings of $386 per year. Minerals do not transfer with property. Call with questions or to schedule your

Key facts

• 0.87 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached 2-car garage; Asphalt driveway; Garage with automatic door opener
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior; Metal roof; Block and stone foundation
• Construction: Built as recorded in public records
• Exterior features: Covered porch; Enclosed porch; Deck; Patio; Outbuilding

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom; Two bedrooms on the second floor
• Flooring: Wood flooring in the living room; Carpet in some bedrooms and bonus room; Linoleum in a bedroom and mud room; Concrete flooring in an additional room
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric forced-air heating
• Interior features: Eat-in kitchen; Primary bedroom on the main floor; Two wood-burning fireplaces (one in living room, one in bedroom)
• Laundry & utility: Washer; Dryer; Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#840 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Southern Local (rural): math 29% / reading 48% proficiency, ranked #547 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 49 units permitted in Columbiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

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 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?
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: 1.00% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.36×
• Total profit: $79,328
• Equity at exit: $108,015

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $222,458
• Equity at exit: $232,939

Cash invested: $33,572 (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 43945

• Home prices YoY: 5.5%
• Active inventory: 21
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $221

Break-even live

Break-even rent $923

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $289	-5% $255	+0% $221	+5% $187	+10% $153
Rent	-10% $126	-5% $173	+0% $221	+5% $268	+10% $316
Rate	-1.0pp $281	-0.5pp $251	base $221	+0.5pp $190	+1.0pp $158

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $119,900 Pending 30 DOM
2. 2026-06-04
   days on market $119,900 Contingent 28 DOM
3. 2026-06-02
   days on market $119,900 Contingent 27 DOM
4. 2026-06-01
   days on market $119,900 Contingent 26 DOM
5. 2026-05-31
   days on market $119,900 Contingent 25 DOM
6. 2026-05-13
   historical Contingent
7. 2026-05-06
   listed $119,900 Active
8. 2025-12-04
   soldstatus $90,000

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$634/yr (+$53/mo · 105.0%)

ⓘ 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: $14,429
• − Mortgage interest: −$6,716
• − Property taxes: −$603
• − Insurance: −$600
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,488
• Taxable income: $713
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,480/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: Southern Local
• NCES district ID: 3904644
• Math proficiency: 29% ▼ -25.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $41,372
• Composite: 32.35/100
• National rank: #5742
• State rank: #547 of 656 in OH

Livability — Salineville

• Score: 63/100
• State rank: #840
• US rank: #15730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salineville, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 2,620
• Household income: $62,946
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 11.2

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% Black 7% Two or more races 2%
• Common ancestry: Polish 4% Slovak 3% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% 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: ▲ 10.92%
• Current HPI: 209.5671
• 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

+33.2% since first listed

3 events — show timeline

• 2026-05-13 Contingent — MLSNOW
• 2026-05-06 Listed $119,900 MLSNOW
• 2025-12-04 Sold (Public Records) $90,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $603 · -8.7% YoY. Source: county tax records.