6777 Mahoning Ave NW · Champion Heights, OH 44481

$145,000

3 bd · 2.0 ba · 1,298 sqft · MultiFamily public records · 53 Days on market

Built 1973 1.08 ac lot

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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 +23.7/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +6.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Don’t miss this duplex located at 6777 & 6779 Mahoning Ave in Warren, Ohio sitting on 1 acre lot—a great opportunity for investors or owner-occupants looking to generate immediate rental income and build equity through renovations. This property features two separate 2 bedroom/1 bath units, each with its own entrance, own garage & own basement. Each unit has a door off the kitchen leading to a large, private backyard. Conveniently located near shopping, dining, and major routes. Bring your vision and unlock the value! Updated roof, low-cost utilities with well water & septic. Home has fuel oil furnaces 2018, 2017. SELLING AS-IS, SELLER WILL MAKE NO REPAIRS. Call today to schedule a showing.

Key facts

• Two separate units
• Private backyard
• Septic

Tags

• TWO SEPARATE UNITS
• PRIVATE BACKYARD
• UPDATED ROOF
• WELL WATER
• SEPTIC

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive. Per door: $138/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% in Champion Heights — 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 68/100 on livability (#569 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools D+, amenities F.
• Champion Local (suburban): math 70% / reading 74% proficiency, ranked #131 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 35 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Trumbull County population projected at -22% 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $145k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.4

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: 30.2%
• Equity multiple: 3.38×
• Total profit: $96,607
• Equity at exit: $130,627

10-year hold

• IRR: 26.2%
• Equity multiple: 7.67×
• Total profit: $270,710
• Equity at exit: $281,703

Cash invested: $40,600 (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 44481

• Home prices YoY: 11.2%
• Active inventory: 35
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $276

Break-even live

Break-even rent $1,282

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $358	-5% $317	+0% $276	+5% $235	+10% $194
Rent	-10% $147	-5% $212	+0% $276	+5% $341	+10% $405
Rate	-1.0pp $349	-0.5pp $313	base $276	+0.5pp $239	+1.0pp $201

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,632
Total (2 units)			$1,632

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Pending 729-char remark

   Show marketing remark (729 chars)

   Don’t miss this duplex located at 6777 & 6779 Mahoning Ave in Warren, Ohio sitting on 1 acre lot—a great opportunity for investors or owner-occupants looking to generate immediate rental income and build equity through renovations. This property features two separate 2 bedroom/1 bath units, each with its own entrance, own garage & own basement. Each unit has a door off the kitchen leading to a large, private backyard. Conveniently located near shopping, dining, and major routes. Bring your vision and unlock the value! Updated roof, low-cost utilities with well water & septic. Home has fuel oil furnaces 2018, 2017. SELLING AS-IS, SELLER WILL MAKE NO REPAIRS. Call today to schedule a showing.

2. 2026-05-07
   price $145,000 729-char remark

   Show marketing remark (729 chars)

   Don’t miss this duplex located at 6777 & 6779 Mahoning Ave in Warren, Ohio sitting on 1 acre lot—a great opportunity for investors or owner-occupants looking to generate immediate rental income and build equity through renovations. This property features two separate 2 bedroom/1 bath units, each with its own entrance, own garage & own basement. Each unit has a door off the kitchen leading to a large, private backyard. Conveniently located near shopping, dining, and major routes. Bring your vision and unlock the value! Updated roof, low-cost utilities with well water & septic. Home has fuel oil furnaces 2018, 2017. SELLING AS-IS, SELLER WILL MAKE NO REPAIRS. Call today to schedule a showing.

3. 2026-03-25
   listed $159,900 Active 729-char remark

   Show marketing remark (729 chars)

   Don’t miss this duplex located at 6777 & 6779 Mahoning Ave in Warren, Ohio sitting on 1 acre lot—a great opportunity for investors or owner-occupants looking to generate immediate rental income and build equity through renovations. This property features two separate 2 bedroom/1 bath units, each with its own entrance, own garage & own basement. Each unit has a door off the kitchen leading to a large, private backyard. Conveniently located near shopping, dining, and major routes. Bring your vision and unlock the value! Updated roof, low-cost utilities with well water & septic. Home has fuel oil furnaces 2018, 2017. SELLING AS-IS, SELLER WILL MAKE NO REPAIRS. Call today to schedule a showing.

4. 1986-12-23
   soldstatus $61,800

ⓘ 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: $2,305 · $192/mo
• Projected year-2 tax: $2,305 · $192/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $19,584
• − Mortgage interest: −$8,122
• − Property taxes: −$2,305
• − Insurance: −$725
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,218
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $3,058/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: Champion Local
• NCES district ID: 3905013
• Math proficiency: 70% ▼ -12.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $53,153
• Composite: 61.32/100
• National rank: #775
• State rank: #131 of 656 in OH

Livability — Champion Heights

• Score: 68/100
• State rank: #569
• US rank: #9742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 10,287
• Household income: $63,285
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 4.6

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Iranian 4% Polish 3% Romanian 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

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: ▲ 36.58%
• Current HPI: 364.21
• 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

+134.6% since first listed

4 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-07 Price Changed $145,000 MLSNOW
• 2026-03-25 Listed $159,900 MLSNOW
• 1986-12-23 Sold (Public Records) $61,800 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,305 · +3.8% YoY. Source: county tax records.