197 Woodbine Ave SE · Warren, OH 44483

$80,000

3 bd · 1.5 ba · 1,789 sqft · SingleFamily public records · 58 Days on market

Built 1916 7,980 sqft lot $45/sqft · 48% below area Est $155k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming brick home full of character and opportunity. Featuring 3 bedrooms and 1 bathroom, this property offers solid bones and timeless details, including beautiful hardwood floors and classic built-in cabinetry throughout. The spacious primary bedroom includes walk-in closets, adding functionality to the home’s traditional appeal. Two additional spacious bedrooms upstairs as well as additional space for office. Outside, you’ll find a welcoming front porch—perfect for relaxing—as well as a detached 2-car garage for added convenience. This property does need a new roof and some repair work, making it an ideal investment opportunity for those looking to add value. Whether you’re an investor or a buyer ready to put your personal touch on a home, this one has great potential. Don’t miss the chance to transform this property into something special.

Key facts

• Built-in cabinetry
• Front porch
• Walk-in closets

Tags

• BRICK HOME
• HARDWOOD FLOORS
• BUILT-IN CABINETRY
• WALK-IN CLOSETS
• FRONT PORCH
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/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: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 6.0% in Warren — 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 73/100 on livability (#312 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D-, commute F, employment F.
• Warren City (urban): math 22% / reading 32% proficiency, ranked #599 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 129 units permitted in Trumbull 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.
• Trumbull County population projected at -22% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $80k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.50% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $154,907
• List price: $80,000
• Delta: -48.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Oak Knoll Ave NE	0.16mi	3/2.0	1,800 (+1%)	3mo	$185,000	$103	87
210 Fairmount Ave NE	0.27mi	4/2.0 (+1)	1,768 (-1%)	1mo	$170,000	$96	78
146 Bonnie Brae Ave NE	0.28mi	4/2.0 (+1)	1,850 (+3%)	3mo	$155,000	$84	72
221 Kenmore Ave SE	0.32mi	4/2.0 (+1)	1,696 (-5%)	5mo	$155,420	$92	65
222 Central Parkway Ave SE	0.55mi	4/1.5 (+1)	1,830 (+2%)	1mo	$69,900	$38	64
852 Kenilworth Ave SE	0.45mi	3/2.0	1,654 (-8%)	2mo	$144,000	$87	63
1528 Sunset	0.50mi	4/2.0 (+1)	1,844 (+3%)	4mo	$195,000	$106	61
431 Roselawn Ave NE	0.38mi	3/2.5	1,595 (-11%)	1mo	$240,000	$150	59
664 Perkinswood Blvd NE	0.68mi	3/1.5	1,619 (-10%)	1mo	$184,500	$114	52
630 Adelaide Ave NE	0.57mi	3/2.0	1,600 (-11%)	5mo	$158,000	$99	49
231 Trumbull Ave NE	0.67mi	3/1.5	1,533 (-14%)	2mo	$165,850	$108	44
703 Melwood Dr NE	0.73mi	3/2.0	1,524 (-15%)	2mo	$193,000	$127	37

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $11,034
• Equity at exit: $11,928

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $40,591
• 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 44483

• Home prices YoY: -16.3%
• Active inventory: 107
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $376

Break-even live

Break-even rent $723

Max offer price $80,000

Occupancy floor 64%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Charles AVE Warren, OH	3.0	1.0	1232	$1,100	$0.89	43d	1	0.52mi
407 Washington St NE Niles, OH	3.0	1.5	1388	$1,250	$0.90	13d	1	1.14mi

Listing history 25 events

1. 2026-06-19
   days on market $80,000 Active 58 DOM
2. 2026-06-18
   days on market $80,000 Active 57 DOM
3. 2026-06-17
   days on market $80,000 Active 56 DOM
4. 2026-06-16
   days on market $80,000 Active 55 DOM
5. 2026-06-15
   days on market $80,000 Active 54 DOM
6. 2026-06-14
   days on market $80,000 Active 52 DOM
7. 2026-06-13
   pricedays on market $80,000 Active 51 DOM
8. 2026-06-10
   days on market $89,000 Active 49 DOM
9. 2026-06-09
   days on market $89,000 Active 48 DOM
10. 2026-06-08
    days on market $89,000 Active 47 DOM
11. 2026-06-07
    days on market $89,000 Active 46 DOM
12. 2026-06-05
    days on market $89,000 Active 43 DOM
13. 2026-06-02
    days on market $89,000 Active 41 DOM
14. 2026-06-01
    days on market $89,000 Active 40 DOM
15. 2026-05-31
    days on market $89,000 Active 39 DOM
16. 2026-05-30
    days on market $89,000 Active 38 DOM
17. 2026-05-08
    price $89,000 909-char remark

    Show marketing remark (909 chars)

    Welcome to this charming brick home full of character and opportunity. Featuring 3 bedrooms and 1 bathroom, this property offers solid bones and timeless details, including beautiful hardwood floors and classic built-in cabinetry throughout. The spacious primary bedroom includes walk-in closets, adding functionality to the home’s traditional appeal. Two additional spacious bedrooms upstairs as well as additional space for office. Outside, you’ll find a welcoming front porch—perfect for relaxing—as well as a detached 2-car garage for added convenience. This property does need a new roof and some repair work, making it an ideal investment opportunity for those looking to add value. Whether you’re an investor or a buyer ready to put your personal touch on a home, this one has great potential. Don’t miss the chance to transform this property into something special.

18. 2026-04-21
    listed $99,900 Active 909-char remark

    Show marketing remark (909 chars)

    Welcome to this charming brick home full of character and opportunity. Featuring 3 bedrooms and 1 bathroom, this property offers solid bones and timeless details, including beautiful hardwood floors and classic built-in cabinetry throughout. The spacious primary bedroom includes walk-in closets, adding functionality to the home’s traditional appeal. Two additional spacious bedrooms upstairs as well as additional space for office. Outside, you’ll find a welcoming front porch—perfect for relaxing—as well as a detached 2-car garage for added convenience. This property does need a new roof and some repair work, making it an ideal investment opportunity for those looking to add value. Whether you’re an investor or a buyer ready to put your personal touch on a home, this one has great potential. Don’t miss the chance to transform this property into something special.

19. 2016-06-01
    soldstatus $51,100
20. 2016-05-24
    soldstatus $51,000 Sold 510-char remark

    Show marketing remark (510 chars)

    Don't miss out on this wonderful brick home featuring a large front porch w/ awnings to enjoy your summers evenings. Spacious rooms with lots of character. Hardwood floors under carpet. Formal dining room, Eat-in kitchen. Master bedroom has 2 large walk-in closets, Full bath up with updated shower. Lots of closet space and built-ins for storage. Full basement with hi-eff furnace and a/c (10 yr). Enclosed back porch to overlook your back yard. AND a 2 car detached garage. Home Warranty included. Call today

21. 2016-04-08
    status Pending 510-char remark

    Show marketing remark (510 chars)

    Don't miss out on this wonderful brick home featuring a large front porch w/ awnings to enjoy your summers evenings. Spacious rooms with lots of character. Hardwood floors under carpet. Formal dining room, Eat-in kitchen. Master bedroom has 2 large walk-in closets, Full bath up with updated shower. Lots of closet space and built-ins for storage. Full basement with hi-eff furnace and a/c (10 yr). Enclosed back porch to overlook your back yard. AND a 2 car detached garage. Home Warranty included. Call today

22. 2016-03-24
    historical Contingent 510-char remark

    Show marketing remark (510 chars)

    Don't miss out on this wonderful brick home featuring a large front porch w/ awnings to enjoy your summers evenings. Spacious rooms with lots of character. Hardwood floors under carpet. Formal dining room, Eat-in kitchen. Master bedroom has 2 large walk-in closets, Full bath up with updated shower. Lots of closet space and built-ins for storage. Full basement with hi-eff furnace and a/c (10 yr). Enclosed back porch to overlook your back yard. AND a 2 car detached garage. Home Warranty included. Call today

23. 2016-02-06
    listed $55,000 Active 510-char remark

    Show marketing remark (510 chars)

    Don't miss out on this wonderful brick home featuring a large front porch w/ awnings to enjoy your summers evenings. Spacious rooms with lots of character. Hardwood floors under carpet. Formal dining room, Eat-in kitchen. Master bedroom has 2 large walk-in closets, Full bath up with updated shower. Lots of closet space and built-ins for storage. Full basement with hi-eff furnace and a/c (10 yr). Enclosed back porch to overlook your back yard. AND a 2 car detached garage. Home Warranty included. Call today

24. 2016-02-05
    historical
25. 2015-08-07
    listed $64,900 Active

ⓘ 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: $1,422 · $118/mo
• Projected year-2 tax: $1,422 · $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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,395
• − Mortgage interest: −$4,481
• − Property taxes: −$1,422
• − Insurance: −$400
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,327
• Taxable income: $3,461
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,685/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: Warren City
• NCES district ID: 3904499
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $28,222
• Composite: 21.6/100
• National rank: #8299
• State rank: #599 of 656 in OH

Livability — Warren

• Score: 73/100
• State rank: #312
• US rank: #5068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, OH
• County: Trumbull County · 61,158 people
• City population: 25,805
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 25,805
• Household income: $49,017
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 989.0

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 2%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.50%
• Current HPI: 218.3455
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-PA
• 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

+37.1% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $89,000 MLSNOW
• 2026-04-21 Listed $99,900 MLSNOW
• 2016-06-01 Sold (Public Records) $51,100 Public Records
• 2016-05-24 Sold (MLS) $51,000 MLSNOW
• 2016-04-08 Pending — MLSNOW
• 2016-03-24 Contingent — MLSNOW
• 2016-02-06 Listed $55,000 MLSNOW
• 2016-02-05 Listing Removed — MLSNOW
• 2015-08-07 Listed $64,900 MLSNOW

Property tax history

+4.4%/yr

Latest (2025): $1,422 · +1.9% YoY. Source: county tax records.