1525 Denison Ave NW · Warren, OH 44485

$65,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 144 Days on market

Built 1952 5,993 sqft lot $56/sqft · 31% below area Est $95k · 31% under

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Why this score? — see what drove the A- 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
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to 1525 NW Denison Ave in Warren, Ohio—a well-located home offering comfortable living spaces and great potential. The interior features a functional floor plan with spacious rooms and natural light throughout. Enjoy a welcoming living area, a practical kitchen with ample cabinet space, and nicely sized bedrooms. The property also offers outdoor space ideal for relaxing or entertaining, along with off-street parking. Conveniently located near schools, shopping, dining, and major roadways. Call today for your private showing. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

Key facts

• Outdoor space
• Off-street parking
• Conveniently located

Tags

• FUNCTIONAL FLOOR PLAN
• OUTDOOR SPACE
• OFF-STREET PARKING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $449 of loan paydown is wiped out by about $740 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 (-1.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.51% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.73%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $94,646
• List price: $65,000
• Delta: -31.32%
• 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
1424 Clemmens Ave NW	0.11mi	3/1.0 (+1)	1,241 (+8%)	1mo	$155,000	$125	76
1130 Riverview St NW	0.40mi	3/2.0 (+1)	1,152 (0%)	0mo	$168,000	$146	72
1722 Bradford St NW	0.44mi	3/1.0 (+1)	1,200 (+4%)	2mo	$114,000	$95	66
1935 Northfield Ave NW	0.32mi	3/1.5 (+1)	1,280 (+11%)	0mo	$120,900	$94	59
2001 Parkwood Dr NW	0.25mi	3/1.5 (+1)	1,008 (-12%)	4mo	$120,000	$119	57
1331 Bradford St NW	0.55mi	3/1.0 (+1)	1,084 (-6%)	4mo	$80,000	$74	56
2748 Clearwater Dr NW	0.61mi	3/1.0 (+1)	1,096 (-5%)	4mo	$126,000	$115	55
1065 Hartman Ave NW	0.58mi	3/2.0 (+1)	1,110 (-4%)	5mo	$75,000	$68	54
666 Dickey Ave NW	0.71mi	3/1.5 (+1)	1,171 (+2%)	6mo	$63,000	$54	52
1737 Westwood Dr NW	0.55mi	3/2.5 (+1)	1,240 (+8%)	1mo	$159,800	$129	50
3106 Northwest Blvd NW	0.72mi	3/1.5 (+1)	1,040 (-10%)	1mo	$125,000	$120	42
2846 Merriweather	0.71mi	3/1.0 (+1)	1,040 (-10%)	6mo	$80,000	$77	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.86×
• Total profit: $15,704
• Equity at exit: $15,257

10-year hold

• IRR: 24.8%
• Equity multiple: 3.51×
• Total profit: $45,638
• Equity at exit: $15,654

Cash invested: $18,200 (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 44485

• Home prices YoY: -0.5%
• Active inventory: 42
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $330

Break-even live

Break-even rent $567

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1388 Beechcrest St NW Warren, OH	3.0	2.0	1297	$1,195	$0.92	13d	1	0.46mi
437 Nevada Ave NW Warren, OH	2.0	1.0	1016	$750	$0.74	13d	1	0.63mi
600 Commerce Ave NW Warren, OH	2.0	1.0	900	$900	$1.00	13d	3	0.81mi

Listing history 27 events

1. 2026-06-19
   days on market $65,000 Active 144 DOM
2. 2026-06-18
   days on market $65,000 Active 143 DOM
3. 2026-06-17
   days on market $65,000 Active 142 DOM
4. 2026-06-16
   days on market $65,000 Active 141 DOM
5. 2026-06-15
   days on market $65,000 Active 140 DOM
6. 2026-06-14
   days on market $65,000 Active 138 DOM
7. 2026-06-13
   days on market $65,000 Active 137 DOM
8. 2026-06-10
   days on market $65,000 Active 135 DOM
9. 2026-06-09
   days on market $65,000 Active 134 DOM
10. 2026-06-08
    days on market $65,000 Active 133 DOM
11. 2026-06-07
    days on market $65,000 Active 132 DOM
12. 2026-06-05
    days on market $65,000 Active 129 DOM
13. 2026-06-02
    days on market $65,000 Active 127 DOM
14. 2026-06-01
    days on market $65,000 Active 126 DOM
15. 2026-05-31
    days on market $65,000 Active 125 DOM
16. 2026-05-30
    days on market $65,000 Active 124 DOM
17. 2026-04-29
    price $65,000 800-char remark

    Show marketing remark (800 chars)

    Welcome to 1525 NW Denison Ave in Warren, Ohio—a well-located home offering comfortable living spaces and great potential. The interior features a functional floor plan with spacious rooms and natural light throughout. Enjoy a welcoming living area, a practical kitchen with ample cabinet space, and nicely sized bedrooms. The property also offers outdoor space ideal for relaxing or entertaining, along with off-street parking. Conveniently located near schools, shopping, dining, and major roadways. Call today for your private showing. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

18. 2026-03-25
    price $70,000 800-char remark

    Show marketing remark (800 chars)

    Welcome to 1525 NW Denison Ave in Warren, Ohio—a well-located home offering comfortable living spaces and great potential. The interior features a functional floor plan with spacious rooms and natural light throughout. Enjoy a welcoming living area, a practical kitchen with ample cabinet space, and nicely sized bedrooms. The property also offers outdoor space ideal for relaxing or entertaining, along with off-street parking. Conveniently located near schools, shopping, dining, and major roadways. Call today for your private showing. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

19. 2026-02-23
    price $75,000 800-char remark

    Show marketing remark (800 chars)

    Welcome to 1525 NW Denison Ave in Warren, Ohio—a well-located home offering comfortable living spaces and great potential. The interior features a functional floor plan with spacious rooms and natural light throughout. Enjoy a welcoming living area, a practical kitchen with ample cabinet space, and nicely sized bedrooms. The property also offers outdoor space ideal for relaxing or entertaining, along with off-street parking. Conveniently located near schools, shopping, dining, and major roadways. Call today for your private showing. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

20. 2026-01-24
    listed $80,000 Active 800-char remark

    Show marketing remark (800 chars)

    Welcome to 1525 NW Denison Ave in Warren, Ohio—a well-located home offering comfortable living spaces and great potential. The interior features a functional floor plan with spacious rooms and natural light throughout. Enjoy a welcoming living area, a practical kitchen with ample cabinet space, and nicely sized bedrooms. The property also offers outdoor space ideal for relaxing or entertaining, along with off-street parking. Conveniently located near schools, shopping, dining, and major roadways. Call today for your private showing. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

21. 2007-06-18
    soldstatus $53,000
22. 2007-06-14
    soldstatus $53,000 167-char remark

    Show marketing remark (167 chars)

    Charming cape, remodeled Kitchen w/ oak cabinets and ceramic floor, laundry set up in large Kitchen, newer carpet in Living Room, some newer windows, fenced back yard.

23. 2007-06-06
    historical 167-char remark

    Show marketing remark (167 chars)

    Charming cape, remodeled Kitchen w/ oak cabinets and ceramic floor, laundry set up in large Kitchen, newer carpet in Living Room, some newer windows, fenced back yard.

24. 2006-11-06
    listed $57,000 167-char remark

    Show marketing remark (167 chars)

    Charming cape, remodeled Kitchen w/ oak cabinets and ceramic floor, laundry set up in large Kitchen, newer carpet in Living Room, some newer windows, fenced back yard.

25. 1997-05-09
    soldstatus $45,000
26. 1993-06-04
    soldstatus $42,500
27. 1984-03-30
    soldstatus $32,000

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$27/yr (+$2/mo · 2.8%)

ⓘ 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: $11,810
• − Mortgage interest: −$3,641
• − Property taxes: −$959
• − Insurance: −$325
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$1,891
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,210/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 · 193,293 people
• City population: 25,805
• Metro: Youngstown-Warren, OH
• Population (ZIP): 15,194
• Household income: $33,720
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 14.2

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 38% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 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: ▼ -1.14%
• Current HPI: 212.5324
• 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

+103.1% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $65,000 MLSNOW
• 2026-03-25 Price Changed $70,000 MLSNOW
• 2026-02-23 Price Changed $75,000 MLSNOW
• 2026-01-24 Listed $80,000 MLSNOW
• 2007-06-18 Sold (Public Records) $53,000 Public Records
• 2007-06-14 Sold (MLS) $53,000 MLSNOW
• 2007-06-06 Listing Removed — MLSNOW
• 2006-11-06 Listed $57,000 MLSNOW
• 1997-05-09 Sold (Public Records) $45,000 Public Records
• 1993-06-04 Sold (Public Records) $42,500 Public Records
• 1984-03-30 Sold (Public Records) $32,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $959 · +2.0% YoY. Source: county tax records.