341 Canton St · East Liverpool, OH 43920

$34,900

2 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 18 Days on market

Built 1930 6,642 sqft lot ↓ 29% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! Opportunity to renovate this home and make it your own! Awesome potential with great upside. This is a 2 bed, 1.5 bath, 1,386 sq ft home. Being sold as is.

Key facts

• 6,642 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Wood-sided exterior; Composition roof; Above-grade finished living area approximately 1,386
• Construction: Wood siding construction; Composition roof
• Exterior features: Lot about 0.1525 acres; Property listed as fixer condition

Interior

• Kitchen: Kitchen on the first floor (14 x 15)
• Bedrooms: Bedroom on the first floor (10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating via fireplace(s); Window cooling units
• Interior features: Full basement; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($712 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 9.4% 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: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $241 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 $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,376 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.04% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.07%
• DSCR: 2.43
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $91,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 Allison St	0.22mi	3/1.0 (+1)	1,328 (-4%)	4mo	$118,500	$89	70
920 Mckinnon Ave	0.56mi	2/1.5	1,400 (+1%)	4mo	$55,000	$39	67
622 Blackmore St	0.27mi	3/1.5 (+1)	1,344 (-3%)	13mo	$110,000	$82	65
1955 St Clair Ave	0.23mi	3/3.0 (+1)	1,496 (+8%)	8mo	$170,000	$114	60
628 Fisher Ave	0.23mi	3/1.0 (+1)	1,546 (+12%)	5mo	$170,000	$110	57
626 Garner Ave	0.38mi	3/1.0 (+1)	1,448 (+4%)	12mo	$90,000	$62	56
1507 Saint Clair Ave	0.39mi	3/1.0 (+1)	1,232 (-11%)	2mo	$28,000	$23	53
600 Marcus St	0.31mi	3/1.5 (+1)	1,232 (-11%)	8mo	$137,500	$112	53
153 Beechwood St	0.60mi	3/1.5 (+1)	1,272 (-8%)	2mo	$25,000	$20	50
1520 Smithfield St	0.35mi	3/2.0 (+1)	1,190 (-14%)	7mo	$21,000	$18	49
921 Orchard Grove Ave	0.51mi	3/1.0 (+1)	1,588 (+15%)	2mo	$72,000	$45	42
401 Ray St	0.64mi	2/1.0	1,188 (-14%)	12mo	$78,000	$66	33

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: 27.1%
• Equity multiple: 2.13×
• Total profit: $11,027
• Equity at exit: $5,204

10-year hold

• IRR: 34.7%
• Equity multiple: 4.19×
• Total profit: $31,216
• Equity at exit: $3,018

Cash invested: $9,772 (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: 4.1×

Monthly cashflow live

• Estimated rent: $712 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$150
• Net cashflow: $261

Break-even live

Break-even rent $382

Max offer price $34,900

Occupancy floor 58%

Sensitivity live

Price	-10% $281	-5% $271	+0% $261	+5% $251	+10% $241
Rent	-10% $205	-5% $233	+0% $261	+5% $289	+10% $317
Rate	-1.0pp $279	-0.5pp $270	base $261	+0.5pp $252	+1.0pp $243

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.92mi
707 Saint Clair Ave Unit 03 East Liverpool, OH	2.0	1.0	900	$700	$0.78	44d	1	0.92mi

Listing history 9 events

1. 2026-06-09
   status $34,900 Pending 18 DOM
2. 2026-06-08
   days on market $34,900 Active 18 DOM
3. 2026-06-07
   days on market $34,900 Active 17 DOM
4. 2026-06-03
   days on market $34,900 Active 13 DOM
5. 2026-06-02
   days on market $34,900 Active 12 DOM
6. 2026-06-01
   days on market $34,900 Active 11 DOM
7. 2026-05-31
   days on market $34,900 Active 10 DOM
8. 2026-05-21
   listed $34,900 Active
9. 1997-12-11
   soldstatus $48,900

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 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 · 16 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: $8,550
• − Mortgage interest: −$1,955
• − Property taxes: −$1,250
• − Insurance: −$174
• − Repairs & maintenance: −$684
• − Management: −$684
• − Depreciation: −$1,015
• Taxable income: $2,788
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $2,465/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

-28.6% since first listed

2 events — show timeline

• 2026-05-21 Listed $34,900 MLSNOW
• 1997-12-11 Sold (Public Records) $48,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,250 · -9.1% YoY. Source: county tax records.