1033 Olive Ave NE · Warren, OH 44483

$69,500

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 84 Days on market

Built 1920 4,769 sqft lot $67/sqft · at area comps Est $71k · at est.

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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 +8.2/15.0
• 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

Beautiful 3 bedroom 1 bath home. Has a nice sized backyard and a deck, perfect for hosting gatherings, totally repainted and has a nice garden area. Just a couple blocks from Warren Harding and other amenities. With a minimal amount of personal touches could become the house of your dreams.

Key facts

• Garden area
• Backyard
• Deck

Tags

• BACKYARD
• DECK
• GARDEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $481 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $70k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.68% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.76%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (median comp): $70,566
• List price: $69,500
• Delta: -1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Roosevelt St NW	0.50mi	3/1.0	1,040 (0%)	13mo	$19,000	$18	66
214 Atlantic St NE	0.18mi	3/1.0	1,148 (+10%)	13mo	$105,000	$91	63
1049 Mckinley St NE	0.53mi	3/1.0	1,120 (+8%)	3mo	$40,000	$36	60
1224 Buena Vista Ave NE	0.30mi	2/1.0 (-1)	912 (-12%)	1mo	$70,500	$77	60
242 Idylwild St NE	0.51mi	3/1.0	968 (-7%)	7mo	$22,500	$23	59
578 Forest St NE	0.10mi	2/1.0 (-1)	904 (-13%)	14mo	$40,800	$45	57
138 Maryland St NE	0.71mi	2/1.5 (-1)	1,047 (+1%)	5mo	$26,500	$25	55
1414 Hollywood St NE	0.71mi	2/1.5 (-1)	1,049 (+1%)	5mo	$95,000	$91	55
1524 Vernon Ave NW	0.71mi	2/1.0 (-1)	956 (-8%)	2mo	$112,500	$118	46
819 Bonnie Brae Ave NE	0.67mi	3/1.0	1,124 (+8%)	15mo	$140,000	$125	43
840 Atlantic St NE	0.32mi	3/2.0	1,194 (+15%)	17mo	$69,900	$59	42
1734 Ogden Ave NW	0.70mi	3/1.0	1,144 (+10%)	13mo	$38,000	$33	40

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: 24.3%
• Equity multiple: 2.00×
• Total profit: $19,466
• Equity at exit: $10,363

10-year hold

• IRR: 32.1%
• Equity multiple: 3.90×
• Total profit: $56,500
• Equity at exit: $6,009

Cash invested: $19,460 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$364
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $483

Break-even live

Break-even rent $559

Max offer price $69,500

Occupancy floor 54%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Washington St NE Niles, OH	3.0	1.5	1388	$1,250	$0.90	13d	1	0.21mi
1216 Hollywood St NE Warren, OH	3.0	1.0	1158	$1,050	$0.91	21d	1	0.57mi
341 Charles AVE Warren, OH	3.0	1.0	1232	$1,100	$0.89	43d	1	0.89mi
840 Woodbine Ave SE Unit 838 Warren, OH	2.0	1.0	1009	$1,000	$0.99	13d	1	1.41mi
259 Perkinswood Blvd NE Warren, OH	1.0–2.0	1.0	743	$845	$1.14	13d	3	1.47mi

Listing history 31 events

1. 2026-06-19
   days on market $69,500 Active 84 DOM
2. 2026-06-18
   days on market $69,500 Active 83 DOM
3. 2026-06-17
   days on market $69,500 Active 82 DOM
4. 2026-06-16
   days on market $69,500 Active 81 DOM
5. 2026-06-15
   days on market $69,500 Active 80 DOM
6. 2026-06-14
   days on market $69,500 Active 78 DOM
7. 2026-06-13
   days on market $69,500 Active 77 DOM
8. 2026-06-10
   days on market $69,500 Active 75 DOM
9. 2026-06-09
   days on market $69,500 Active 74 DOM
10. 2026-06-08
    days on market $69,500 Active 73 DOM
11. 2026-06-07
    days on market $69,500 Active 72 DOM
12. 2026-06-05
    days on market $69,500 Active 69 DOM
13. 2026-06-02
    days on market $69,500 Active 67 DOM
14. 2026-06-01
    days on market $69,500 Active 66 DOM
15. 2026-05-31
    days on market $69,500 Active 65 DOM
16. 2026-05-30
    days on market $69,500 Active 64 DOM
17. 2026-03-27
    listed $69,500 Active 291-char remark

    Show marketing remark (291 chars)

    Beautiful 3 bedroom 1 bath home. Has a nice sized backyard and a deck, perfect for hosting gatherings, totally repainted and has a nice garden area. Just a couple blocks from Warren Harding and other amenities. With a minimal amount of personal touches could become the house of your dreams.

18. 2026-03-16
    historical
19. 2026-02-18
    price $73,500
20. 2025-12-12
    price $76,000
21. 2025-10-21
    price $79,000
22. 2025-09-24
    listed $91,000 Active
23. 2024-07-20
    historical $850
24. 2024-05-31
    listed $850
25. 2021-05-07
    soldstatus $45,000
26. 2020-08-28
    historical
27. 2020-08-27
    soldstatus $18,000
28. 2020-08-25
    soldstatus $18,000 Closed
29. 2020-07-04
    status Pending
30. 2020-06-26
    listed $19,900 Active
31. 1994-08-25
    soldstatus $15,000

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$255/yr (+$21/mo · 44.4%)

ⓘ 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: $14,033
• − Mortgage interest: −$3,893
• − Property taxes: −$574
• − Insurance: −$348
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,022
• Taxable income: $4,951
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,602/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

+363.3% since first listed

15 events — show timeline

• 2026-03-27 Listed $69,500 MLSNOW
• 2026-03-16 Listing Removed — MLSNOW
• 2026-02-18 Price Changed $73,500 MLSNOW
• 2025-12-12 Price Changed $76,000 MLSNOW
• 2025-10-21 Price Changed $79,000 MLSNOW
• 2025-09-24 Listed $91,000 MLSNOW
• 2024-07-20 Rental Removed $850 APPFOLIO
• 2024-05-31 Listed for Rent $850 APPFOLIO
• 2021-05-07 Sold (Public Records) $45,000 Public Records
• 2020-08-28 Listing Removed — MLSNOW
• 2020-08-27 Sold (Public Records) $18,000 Public Records
• 2020-08-25 Sold (MLS) $18,000 MLSNOW
• 2020-07-04 Pending — MLSNOW
• 2020-06-26 Listed $19,900 MLSNOW
• 1994-08-25 Sold (Public Records) $15,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $574 · +25.6% YoY. Source: county tax records.