63 Linden Ave · Niles, OH 44446

$99,900

3 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 115 Days on market

Built 1901 4,743 sqft lot $70/sqft · 22% below area Est $128k · 22% 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).

• Cash flow +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 1400 square foot plus 3-5bedroom house offers a living room, dining room, eat-in-kitchen, office space, family room and bathroom on the 1st floor. (The office and family room can also be used as bedrooms). Located on the 2nd floor are the 3 bedrooms. All rooms have either fresh newly installed carpet or LVT flooring. The house also has a full basement which is where you will find the laundry hook up. Relax outside on the front porch or out back on the concrete patio. There is a two car garage and driveway on the backside of the property. This property is conveniently located near downtown Niles, Ohio & is within walking distance to a grocery store, retail stores, restaurants, schools and church’s. Don’t miss out on the opportunity to own this property, schedule a showing today!!!

Key facts

• Front porch
• Full basement
• Concrete patio

Tags

• FULL BASEMENT
• FRONT PORCH
• CONCRETE PATIO
• WALKING DISTANCE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.7% in Niles — 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 67/100 on livability (#628 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Niles City (suburban): math 37% / reading 52% proficiency, ranked #507 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Niles Primary School (426 students, 0% FRL); Niles Middle School (math 31% / reading 45%, grade F, #532 of 654 statewide, top 81%, 496 students, 60% FRL); Mckinley High School (math 12% / reading 67%, grade F, #528 of 781 statewide, top 71%, 580 students, 56% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $100k implies a 908% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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 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: 1.04% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $127,599
• List price: $99,900
• Delta: -21.71%
• 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
304 Cherry Ave	0.33mi	3/1.0	1,344 (-5%)	7mo	$69,000	$51	70
220 Lincoln Ave	0.51mi	3/1.5	1,462 (+3%)	8mo	$108,850	$74	63
214 N Bentley Ave	0.58mi	3/1.5	1,558 (+10%)	0mo	$180,000	$116	54
834 Bowman St	0.62mi	3/1.5	1,344 (-5%)	8mo	$168,000	$125	54
316 Lafayette Ave	0.39mi	3/1.5	1,584 (+12%)	9mo	$139,900	$88	53
412 Orchard Ave	0.66mi	4/1.5 (+1)	1,344 (-5%)	2mo	$133,000	$99	52
430 Ann Ave	0.71mi	3/1.5	1,309 (-8%)	2mo	$206,000	$157	50
27 Wilson Ave	0.71mi	3/1.5	1,548 (+9%)	1mo	$44,000	$28	49
733 N Bentley Ave	0.74mi	2/2.0 (-1)	1,386 (-2%)	6mo	$182,500	$132	48
220 Neil St	0.56mi	3/2.0	1,232 (-13%)	8mo	$138,000	$112	41
17 Ardmore Ct	0.59mi	2/2.5 (-1)	1,265 (-11%)	8mo	$139,900	$111	36
209 Sheridan Ave	0.70mi	4/2.0 (+1)	1,248 (-12%)	9mo	$160,000	$128	31

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,931
• Equity at exit: $14,895

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $12,299
• Equity at exit: $8,638

Cash invested: $27,972 (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 44446

• Home prices YoY: -19.9%
• Active inventory: 66
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $193

Break-even live

Break-even rent $797

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $249	-5% $221	+0% $193	+5% $165	+10% $136
Rent	-10% $111	-5% $152	+0% $193	+5% $234	+10% $275
Rate	-1.0pp $243	-0.5pp $218	base $193	+0.5pp $167	+1.0pp $141

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Circle St Unit 5 Niles, OH	2.0	1.0	1200	$850	$0.71	15d	1	0.08mi
35 Neil St #1 Niles, OH	2.0	1.0	1264	$950	$0.75	15d	1	0.45mi
701 Summit Ave Niles, OH	2.0	1.0–2.0	963	$1,220	$1.27	15d	1	1.10mi

Listing history 18 events

1. 2026-04-20
   price $99,900 817-char remark

   Show marketing remark (817 chars)

   Spacious 1400 square foot plus 3-5bedroom house offers a living room, dining room, eat-in-kitchen, office space, family room and bathroom on the 1st floor. (The office and family room can also be used as bedrooms). Located on the 2nd floor are the 3 bedrooms. All rooms have either fresh newly installed carpet or LVT flooring. The house also has a full basement which is where you will find the laundry hook up. Relax outside on the front porch or out back on the concrete patio. There is a two car garage and driveway on the backside of the property. This property is conveniently located near downtown Niles, Ohio & is within walking distance to a grocery store, retail stores, restaurants, schools and church’s. Don’t miss out on the opportunity to own this property, schedule a showing today!!!

2. 2026-03-23
   price $104,900 817-char remark

   Show marketing remark (817 chars)

   Spacious 1400 square foot plus 3-5bedroom house offers a living room, dining room, eat-in-kitchen, office space, family room and bathroom on the 1st floor. (The office and family room can also be used as bedrooms). Located on the 2nd floor are the 3 bedrooms. All rooms have either fresh newly installed carpet or LVT flooring. The house also has a full basement which is where you will find the laundry hook up. Relax outside on the front porch or out back on the concrete patio. There is a two car garage and driveway on the backside of the property. This property is conveniently located near downtown Niles, Ohio & is within walking distance to a grocery store, retail stores, restaurants, schools and church’s. Don’t miss out on the opportunity to own this property, schedule a showing today!!!

3. 2026-03-12
   price $114,900 817-char remark

   Show marketing remark (817 chars)

   Spacious 1400 square foot plus 3-5bedroom house offers a living room, dining room, eat-in-kitchen, office space, family room and bathroom on the 1st floor. (The office and family room can also be used as bedrooms). Located on the 2nd floor are the 3 bedrooms. All rooms have either fresh newly installed carpet or LVT flooring. The house also has a full basement which is where you will find the laundry hook up. Relax outside on the front porch or out back on the concrete patio. There is a two car garage and driveway on the backside of the property. This property is conveniently located near downtown Niles, Ohio & is within walking distance to a grocery store, retail stores, restaurants, schools and church’s. Don’t miss out on the opportunity to own this property, schedule a showing today!!!

4. 2026-03-02
   price $117,900 817-char remark

   Show marketing remark (817 chars)

   Spacious 1400 square foot plus 3-5bedroom house offers a living room, dining room, eat-in-kitchen, office space, family room and bathroom on the 1st floor. (The office and family room can also be used as bedrooms). Located on the 2nd floor are the 3 bedrooms. All rooms have either fresh newly installed carpet or LVT flooring. The house also has a full basement which is where you will find the laundry hook up. Relax outside on the front porch or out back on the concrete patio. There is a two car garage and driveway on the backside of the property. This property is conveniently located near downtown Niles, Ohio & is within walking distance to a grocery store, retail stores, restaurants, schools and church’s. Don’t miss out on the opportunity to own this property, schedule a showing today!!!

5. 2026-02-16
   price $122,900 817-char remark

   Show marketing remark (817 chars)

   Spacious 1400 square foot plus 3-5bedroom house offers a living room, dining room, eat-in-kitchen, office space, family room and bathroom on the 1st floor. (The office and family room can also be used as bedrooms). Located on the 2nd floor are the 3 bedrooms. All rooms have either fresh newly installed carpet or LVT flooring. The house also has a full basement which is where you will find the laundry hook up. Relax outside on the front porch or out back on the concrete patio. There is a two car garage and driveway on the backside of the property. This property is conveniently located near downtown Niles, Ohio & is within walking distance to a grocery store, retail stores, restaurants, schools and church’s. Don’t miss out on the opportunity to own this property, schedule a showing today!!!

6. 2026-02-03
   listed $124,714 Active 817-char remark

   Show marketing remark (817 chars)

   Spacious 1400 square foot plus 3-5bedroom house offers a living room, dining room, eat-in-kitchen, office space, family room and bathroom on the 1st floor. (The office and family room can also be used as bedrooms). Located on the 2nd floor are the 3 bedrooms. All rooms have either fresh newly installed carpet or LVT flooring. The house also has a full basement which is where you will find the laundry hook up. Relax outside on the front porch or out back on the concrete patio. There is a two car garage and driveway on the backside of the property. This property is conveniently located near downtown Niles, Ohio & is within walking distance to a grocery store, retail stores, restaurants, schools and church’s. Don’t miss out on the opportunity to own this property, schedule a showing today!!!

7. 2018-03-21
   soldstatus $9,911 Sold 73-char remark

   Show marketing remark (73 chars)

   Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

8. 2018-03-16
   status Pending 73-char remark

   Show marketing remark (73 chars)

   Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

9. 2018-02-23
   price $9,900 73-char remark

   Show marketing remark (73 chars)

   Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

10. 2018-02-08
    status Active 73-char remark

    Show marketing remark (73 chars)

    Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

11. 2018-02-07
    historical 73-char remark

    Show marketing remark (73 chars)

    Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

12. 2018-01-15
    price $14,900 73-char remark

    Show marketing remark (73 chars)

    Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

13. 2017-12-19
    price $17,500 73-char remark

    Show marketing remark (73 chars)

    Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

14. 2017-11-13
    listed $19,900 Active 73-char remark

    Show marketing remark (73 chars)

    Spacious 3 bedroom, 1 bath two-story home with full basement. Sold as-is.

15. 2006-09-30
    historical
16. 2005-12-15
    listed $59,900
17. 2002-03-26
    soldstatus $47,000
18. 2002-01-22
    listed $45,900

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$396/yr (+$33/mo · 51.7%)

ⓘ 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 · 18 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: $12,489
• − Mortgage interest: −$5,596
• − Property taxes: −$766
• − Insurance: −$500
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,906
• Taxable income: $722
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,140/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: Niles City
• NCES district ID: 3904449
• Math proficiency: 37% ▼ -22.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $37,965
• Composite: 37.02/100
• National rank: #4517
• State rank: #507 of 656 in OH

Livability — Niles

• Score: 67/100
• State rank: #628
• US rank: #11037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niles, OH
• County: Trumbull County · 61,158 people
• City population: 20,060
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 20,060
• Household income: $50,468
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 820.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 1% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -49.52%
• Current HPI: 198.7738
• 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

+117.6% since first listed

18 events — show timeline

• 2026-04-20 Price Changed $99,900 MLSNOW
• 2026-03-23 Price Changed $104,900 MLSNOW
• 2026-03-12 Price Changed $114,900 MLSNOW
• 2026-03-02 Price Changed $117,900 MLSNOW
• 2026-02-16 Price Changed $122,900 MLSNOW
• 2026-02-03 Listed $124,714 MLSNOW
• 2018-03-21 Sold (MLS) $9,911 MLSNOW
• 2018-03-16 Pending — MLSNOW
• 2018-02-23 Price Changed $9,900 MLSNOW
• 2018-02-08 Relisted — MLSNOW
• 2018-02-07 Listing Removed — MLSNOW
• 2018-01-15 Price Changed $14,900 MLSNOW
• 2017-12-19 Price Changed $17,500 MLSNOW
• 2017-11-13 Listed $19,900 MLSNOW
• 2006-09-30 Listing Removed — MLSNOW
• 2005-12-15 Listed $59,900 MLSNOW
• 2002-03-26 Sold (Public Records) $47,000 Public Records
• 2002-01-22 Listed $45,900 MLSNOW

Property tax history

+0.5%/yr

Latest (2025): $766 · +0.9% YoY. Source: county tax records.