24936 Canal St · East Rochester, OH 44625

$129,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 26 Days on market

Built 1900 8,712 sqft lot $137/sqft · 41% below area Est $217k · 41% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +8.3/10.0
• Schools +4.8/10.0
• DSCR +3.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Surprise yourself by taking a look at this very nice two story. Well kept with some updates. Washer and dryer and stove stay. Detached garage with additional work buildings. New windows. Park like patio area. . you just need to see it!!

Key facts

• Knotty pine ceiling
• Brick patio
• First-floor bathroom

Tags

• KNOTTY PINE CEILING
• FIRST-FLOOR BATHROOM
• BRICK PATIO
• FIRE PIT
• BACKYARD BUILDINGS

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)

Exterior

• Parking: Attached garage (1 car); Carport (2 cars)
• Utilities: Well water; Septic tank
• Home design: 2-story brick home; Metal roof
• Construction: Brick construction; Built (year per public records)
• Exterior features: Lot approximately 0.2 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Gas cooling and window unit(s)
• Interior features: Eat-in kitchen; Full basement; Electric fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-8 ($-95/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (22.7% below list).
• Recommended offer: $100k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,187 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Minerva Local (town): math 55% / reading 57% proficiency, ranked #352 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Minerva Elementary School (math 66% / reading 60%, grade B, #573 of 1,584 statewide, top 37%, 814 students, 45% FRL); Minerva Middle School (math 49% / reading 53%, grade C, #405 of 654 statewide, top 63%, 443 students, 43% FRL); Minerva High School (math 42% / reading 62%, grade D+, #343 of 781 statewide, top 47%, 430 students, 57% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 6 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 $10k of equity ($892 loan paydown + $9k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $41k; list at $129k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $99,711 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $217,355
• List price: $129,000
• Delta: -40.65%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.16×
• Total profit: $42,028
• Equity at exit: $86,765

10-year hold

• IRR: 16.4%
• Equity multiple: 4.40×
• Total profit: $122,747
• Equity at exit: $162,488

Cash invested: $36,120 (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 44625

• Home prices YoY: 2.7%
• Active inventory: 6
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-8

Break-even live

Break-even rent $1,007

Max offer price $127,602

Occupancy floor 96%

Sensitivity live

Price	-10% $65	-5% $29	+0% $-8	+5% $-44	+10% $-81
Rent	-10% $-87	-5% $-47	+0% $-8	+5% $31	+10% $71
Rate	-1.0pp $57	-0.5pp $25	base $-8	+0.5pp $-41	+1.0pp $-75

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   status $129,000 Pending 26 DOM
2. 2026-06-08
   days on market $129,000 Active 26 DOM
3. 2026-06-07
   days on market $129,000 Active 25 DOM
4. 2026-06-05
   days on market $129,000 Active 22 DOM
5. 2026-06-03
   days on market $129,000 Active 21 DOM
6. 2026-06-02
   days on market $129,000 Active 20 DOM
7. 2026-06-01
   days on market $129,000 Active 19 DOM
8. 2026-05-31
   days on market $129,000 Active 18 DOM
9. 2026-05-30
   days on market $129,000 Active 17 DOM
10. 2026-05-13
    listed $129,000 Active 831-char remark
11. 2012-12-19
    soldstatus $40,700
12. 2008-07-23
    soldstatus $42,000 236-char remark

    Show marketing remark (236 chars)

    Surprise yourself by taking a look at this very nice two story. Well kept with some updates. Washer and dryer and stove stay. Detached garage with additional work buildings. New windows. Park like patio area. . you just need to see it!!

13. 2008-07-23
    soldstatus $42,000

    Show marketing remark (236 chars)

    Surprise yourself by taking a look at this very nice two story. Well kept with some updates. Washer and dryer and stove stay. Detached garage with additional work buildings. New windows. Park like patio area. . you just need to see it!!

14. 2008-06-13
    listed $44,900 236-char remark

    Show marketing remark (236 chars)

    Surprise yourself by taking a look at this very nice two story. Well kept with some updates. Washer and dryer and stove stay. Detached garage with additional work buildings. New windows. Park like patio area. . you just need to see it!!

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$614/yr (+$51/mo · 78.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $11,965
• − Mortgage interest: −$7,226
• − Property taxes: −$785
• − Insurance: −$645
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$3,753
• Taxable loss: −$2,358
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $471/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: Minerva Local
• NCES district ID: 3904989
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $48,153
• Composite: 47.58/100
• National rank: #2263
• State rank: #352 of 656 in OH

Livability — East Rochester

• Score: 44/100
• State rank: #1187
• US rank: #26707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, OH
• County: Columbiana · 99,532 people
• Population (ZIP): 945
• Household income: $58,824
• Rent vs Own: 34.2% rent · 65.8% own

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: American 11% Slovak 3% Serbian 2%
• Languages at home: 94% English-only · German/W. Germanic 6%

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: ▲ 6.69%
• Current HPI: 258.2687
• 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

+187.3% since first listed

6 events — show timeline

• 2026-06-08 Pending — MLSNOW
• 2026-05-13 Listed $129,000 MLSNOW
• 2012-12-19 Sold (Public Records) $40,700 Public Records
• 2008-07-23 Sold (Public Records) $42,000 Public Records
• 2008-07-23 Sold (MLS) $42,000 MLSNOW
• 2008-06-13 Listed $44,900 MLSNOW

Property tax history

+2.3%/yr

Latest (2025): $785 · +7.2% YoY. Source: county tax records.