726 Boyd St NE · West Hill, OH 44438

$44,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 77 Days on market

Built 1982 4,290 sqft lot $49/sqft · 51% below area ↓ 17% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unique opportunity for extra yard space or creative potential! This 3 bedroom, 2 bath home is being sold strictly as-is, with no rebuild permitted if torn down. The structure will need a complete gut or tear-down. The roof is newer, but the interior and exterior need full overhaul. No hot water tank present. All interior items will be removed prior to closing. The lot is now connected to public sewer, with an old septic no longer in use. Ideal for neighbors or those seeking land for expansion. Come see the possibilities!

Key facts

• Public sewer
• Extra yard space
• Land for expansion

Tags

• EXTRA YARD SPACE
• PUBLIC SEWER
• LAND FOR EXPANSION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($735 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#898 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Brookfield Local (rural): math 32% / reading 54% proficiency, ranked #524 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• In year one you build about $5k of equity ($310 loan paydown + $4k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.64% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.99%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (median comp): $91,507
• List price: $44,900
• Delta: -50.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 4.48×
• Total profit: $43,790
• Equity at exit: $40,449

10-year hold

• IRR: 40.2%
• Equity multiple: 10.05×
• Total profit: $113,722
• Equity at exit: $87,231

Cash invested: $12,572 (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 44438

• Home prices YoY: 13.0%
• Active inventory: 11
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $735 high
• Mortgage (P&I): −$235
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $304

Break-even live

Break-even rent $351

Max offer price $44,900

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Lucy St Unit 2 Masury, OH	1.0	1.0	900	$600	$0.67	13d	1	0.40mi
335 Sterling Ave Unit B314 Sharon, PA	2.0	1.0	750	$850	$1.13	13d	1	0.90mi
335 Sterling Ave Sharon, PA	1.0–2.0	1.0	700	$850	$1.21	13d	3	0.90mi
335 Sterling Ave Unit B206 Sharon, PA	1.0	1.0	650	$750	$1.15	13d	1	0.90mi
343 Cedar Ave Unit Lower Sharon, PA	1.0	1.0	950	$750	$0.79	43d	1	1.49mi
343 Cedar Ave Unit Upper Sharon, PA	2.0	1.0	950	$895	$0.94	43d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   status $44,900 Pending 77 DOM
2. 2026-06-18
   days on market $44,900 Active 77 DOM
3. 2026-06-17
   days on market $44,900 Active 76 DOM
4. 2026-06-16
   days on market $44,900 Active 75 DOM
5. 2026-06-15
   days on market $44,900 Active 74 DOM
6. 2026-06-14
   days on market $44,900 Active 72 DOM
7. 2026-06-13
   pricedays on market $44,900 Active 71 DOM
8. 2026-06-10
   days on market $49,900 Active 69 DOM
9. 2026-06-09
   days on market $49,900 Active 68 DOM
10. 2026-06-08
    days on market $49,900 Active 67 DOM
11. 2026-06-07
    days on market $49,900 Active 66 DOM
12. 2026-06-02
    days on market $49,900 Active 61 DOM
13. 2026-06-01
    days on market $49,900 Active 60 DOM
14. 2026-05-31
    days on market $49,900 Active 59 DOM
15. 2026-05-30
    days on market $49,900 Active 58 DOM
16. 2026-04-27
    price $49,900 526-char remark

    Show marketing remark (526 chars)

    Unique opportunity for extra yard space or creative potential! This 3 bedroom, 2 bath home is being sold strictly as-is, with no rebuild permitted if torn down. The structure will need a complete gut or tear-down. The roof is newer, but the interior and exterior need full overhaul. No hot water tank present. All interior items will be removed prior to closing. The lot is now connected to public sewer, with an old septic no longer in use. Ideal for neighbors or those seeking land for expansion. Come see the possibilities!

17. 2026-04-02
    listed $59,900 Active 526-char remark

    Show marketing remark (526 chars)

    Unique opportunity for extra yard space or creative potential! This 3 bedroom, 2 bath home is being sold strictly as-is, with no rebuild permitted if torn down. The structure will need a complete gut or tear-down. The roof is newer, but the interior and exterior need full overhaul. No hot water tank present. All interior items will be removed prior to closing. The lot is now connected to public sewer, with an old septic no longer in use. Ideal for neighbors or those seeking land for expansion. Come see the possibilities!

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $487 · $41/mo
• Expected delta: +$213/yr (+$18/mo · 77.7%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,822
• − Mortgage interest: −$2,515
• − Property taxes: −$274
• − Insurance: −$224
• − Repairs & maintenance: −$706
• − Management: −$706
• − Depreciation: −$1,306
• Taxable income: $3,090
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $2,903/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: Brookfield Local
• NCES district ID: 3905012
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $38,050
• Composite: 35.75/100
• National rank: #4850
• State rank: #524 of 656 in OH

Livability — West Hill

• Score: 62/100
• State rank: #898
• US rank: #16980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hill, OH
• County: Trumbull · 193,293 people
• City population: 5,045
• Metro: Youngstown-Warren, OH
• Population (ZIP): 5,045
• Household income: $42,934
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 12.9

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 (87%)
• Race & ethnicity: White 87% Two or more races 11% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Danish 1% Lithuanian 1%
• Foreign-born: 0%

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: ▲ 22.03%
• Current HPI: 191.982
• 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

-16.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $49,900 MLSNOW
• 2026-04-02 Listed $59,900 MLSNOW

Property tax history

+0.5%/yr

Latest (2025): $274 · +0.0% YoY. Source: county tax records.