39144 State Route 558 · Leetonia, OH 44431

$56,400

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 130 Days on market

Built 1960 0.96 ac lot $37/sqft · 84% below area ↓ 59% 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
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home with 3 bedrooms and 1 full bath. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link provided.

Key facts

• 0.96 acre lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $50k (12.0% 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 $390 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $22k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $49,632 (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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.11% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.15%
• DSCR: 2.70
• GRM: 4.0

CMA / ARV

• ARV (median comp): $351,762
• List price: $56,400
• Delta: -83.97%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.3%
• Equity multiple: 2.45×
• Total profit: $22,884
• Equity at exit: $8,409

10-year hold

• IRR: 41.2%
• Equity multiple: 4.88×
• Total profit: $61,292
• Equity at exit: $4,876

Cash invested: $15,792 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$296
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $502

Break-even live

Break-even rent $553

Max offer price $56,400

Occupancy floor 53%

Sensitivity live

Price	-10% $534	-5% $518	+0% $502	+5% $486	+10% $470
Rent	-10% $408	-5% $455	+0% $502	+5% $549	+10% $596
Rate	-1.0pp $530	-0.5pp $516	base $502	+0.5pp $487	+1.0pp $473

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: $14,100
• Closing costs: $1,692
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $56,400 Active 130 DOM
2. 2026-06-18
   days on market $56,400 Active 128 DOM
3. 2026-06-17
   days on market $56,400 Active 127 DOM
4. 2026-06-16
   days on market $56,400 Active 126 DOM
5. 2026-06-15
   days on market $56,400 Active 125 DOM
6. 2026-06-13
   days on market $56,400 Active 123 DOM
7. 2026-06-12
   days on market $56,400 Active 122 DOM
8. 2026-06-09
   days on market $56,400 Active 119 DOM
9. 2026-06-08
   days on market $56,400 Active 118 DOM
10. 2026-06-08
    days on market $56,400 Active 117 DOM
11. 2026-06-07
    pricedays on market $56,400 Active 116 DOM
12. 2026-06-04
    days on market $61,300 Active 113 DOM
13. 2026-06-02
    days on market $61,300 Active 112 DOM
14. 2026-06-01
    days on market $61,300 Active 111 DOM
15. 2026-05-31
    days on market $61,300 Active 110 DOM
16. 2026-05-06
    price $61,300 301-char remark

    Show marketing remark (301 chars)

    Ranch home with 3 bedrooms and 1 full bath. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link provided.

17. 2026-04-09
    price $66,300 301-char remark

    Show marketing remark (301 chars)

    Ranch home with 3 bedrooms and 1 full bath. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link provided.

18. 2026-03-11
    price $71,990 301-char remark

    Show marketing remark (301 chars)

    Ranch home with 3 bedrooms and 1 full bath. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link provided.

19. 2026-02-09
    listed $78,200 Active 301-char remark

    Show marketing remark (301 chars)

    Ranch home with 3 bedrooms and 1 full bath. 2 car detached garage. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link provided.

20. 2026-02-03
    historical
21. 2025-12-04
    price $85,000
22. 2025-10-22
    price $94,500
23. 2025-09-24
    price $104,500
24. 2025-08-22
    listed $115,500 Active
25. 2015-04-20
    soldstatus $116,000
26. 2012-12-10
    historical
27. 2012-03-26
    listed $129,900
28. 2012-02-28
    historical
29. 2011-08-16
    listed $143,000
30. 2008-08-11
    historical
31. 2008-05-17
    historical
32. 2008-02-11
    listed $140,000
33. 2007-11-17
    listed $145,000
34. 2007-10-07
    historical
35. 2006-10-07
    listed $149,900

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/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 2/10 Low 7 d/yr ≥95°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: $14,267
• − Mortgage interest: −$3,159
• − Property taxes: −$1,415
• − Insurance: −$282
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$1,641
• Taxable income: $5,487
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $4,708/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: 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

• 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

-59.1% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $61,300 MLSNOW
• 2026-04-09 Price Changed $66,300 MLSNOW
• 2026-03-11 Price Changed $71,990 MLSNOW
• 2026-02-09 Listed $78,200 MLSNOW
• 2026-02-03 Listing Removed — MLSNOW
• 2025-12-04 Price Changed $85,000 MLSNOW
• 2025-10-22 Price Changed $94,500 MLSNOW
• 2025-09-24 Price Changed $104,500 MLSNOW
• 2025-08-22 Listed $115,500 MLSNOW
• 2015-04-20 Sold (Public Records) $116,000 Public Records
• 2012-12-10 Listing Removed — MLSNOW
• 2012-03-26 Listed $129,900 MLSNOW
• 2012-02-28 Listing Removed — MLSNOW
• 2011-08-16 Listed $143,000 MLSNOW
• 2008-08-11 Listing Removed — MLSNOW
• 2008-05-17 Listing Removed — MLSNOW
• 2008-02-11 Listed $140,000 MLSNOW
• 2007-11-17 Listed $145,000 MLSNOW
• 2007-10-07 Listing Removed — MLSNOW
• 2006-10-07 Listed $149,900 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $1,415 · +15.7% YoY. Source: county tax records.