377 Coitsville Rd · Campbell, OH 44405

$68,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 97 Days on market

Built 1921 0.26 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 +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
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Opportunity in Campbell! This 3-Bedroom, 1-Bath Home sits on a spacious Lot and offers solid potential for the right Buyer. Whether you're looking for a Starter Home to make your own or a Property with room to add value over time, this one is worth a look. Located near City conveniences and just minutes from Youngstown, it’s a smart option for Homeowners and Investors alike.

Key facts

• 0.26 acre lot
• Parking
• Built 1921

Property features AI

Finance

• Other: Above-grade finished area approximately 1,248 (per assessor)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Shingle roof
• Construction: Built according to public records; Vinyl siding construction; Shingle roof; Unfinished basement
• Exterior features: Deck; Back yard fencing; Lot dimensions about 50 x 225

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating with baseboard units; Central air conditioning; Ceiling fans
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#425 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, schools D, amenities F.
• Campbell City (suburban): math 28% / reading 35% proficiency, ranked #580 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 4 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; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($470 loan paydown + $7k appreciation (10.0% local appreciation)).
• Mahoning County population projected at -14% 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $26k; list at $68k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1921 — 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 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?
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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 Sanderson Ave	0.36mi	4/1.0 (+1)	1,268 (+2%)	1mo	$94,000	$74	74
321 Porter Ave	0.33mi	3/1.0	1,368 (+10%)	1mo	$125,000	$91	68
357 Penhale Ave	0.63mi	3/1.0	1,254 (+0%)	6mo	$55,000	$44	65
71 Fairview St	0.51mi	3/1.5	1,210 (-3%)	6mo	$112,000	$93	64
252 Harold Ln	0.22mi	3/1.5	1,368 (+10%)	13mo	$146,000	$107	61
476 Blossom Ave	0.59mi	3/1.5	1,266 (+1%)	8mo	$157,000	$124	61
321 Park Dr	0.40mi	3/2.0	1,152 (-8%)	7mo	$199,000	$173	59
311 Park Dr	0.37mi	3/2.0	1,093 (-12%)	3mo	$95,000	$87	56
412 Whipple Ave	0.61mi	3/2.0	1,409 (+13%)	2mo	$160,000	$114	44
528 Hyatt Ave	0.73mi	3/1.0	1,118 (-10%)	8mo	$130,000	$116	42
554 Neoka Dr	0.72mi	3/2.0	1,384 (+11%)	4mo	$195,000	$141	41
14 Homestead Pl	0.50mi	4/3.0 (+1)	1,414 (+13%)	9mo	$207,500	$147	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 41.5%
• Equity multiple: 4.16×
• Total profit: $60,260
• Equity at exit: $61,260

10-year hold

• IRR: 35.8%
• Equity multiple: 9.36×
• Total profit: $159,236
• Equity at exit: $132,109

Cash invested: $19,040 (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 44405

• Home prices YoY: 26.4%
• Active inventory: 21
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $364

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 60%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Lilburne Dr Youngstown, OH	3.0	1.0	988	$1,000	$1.01	13d	1	0.45mi
106 Gluck St Unit H Youngstown, OH	2.0	1.0	858	$900	$1.05	13d	1	0.73mi
114 Gluck St Youngstown, OH	1.0–3.0	1.0–1.5	1075	$1,275	$1.19	13d	1	0.79mi
130 Gluck St Youngstown, OH	2.0	1.0	989	$1,065	$1.08	13d	1	0.82mi

Listing history 12 events

1. 2026-06-02
   days on market $68,000 Active 97 DOM
2. 2026-06-01
   days on market $68,000 Active 96 DOM
3. 2026-05-31
   days on market $68,000 Active 95 DOM
4. 2026-05-30
   days on market $68,000 Active 94 DOM
5. 2026-02-25
   listed $68,000 Active
6. 2026-01-22
   historical
7. 2025-11-19
   price $74,900
8. 2025-11-19
   price $79,900
9. 2025-10-24
   listed $84,000 Active
10. 2025-06-25
    historical
11. 2025-06-17
    listed $129,900 Active
12. 1988-09-23
    soldstatus $26,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 16 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: $12,674
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,978
• Taxable income: $3,499
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,533/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: Campbell City
• NCES district ID: 3904370
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $31,251
• Composite: 25.64/100
• National rank: #7403
• State rank: #580 of 656 in OH

Livability — Campbell

• Score: 71/100
• State rank: #425
• US rank: #6961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbell, OH
• County: Mahoning · 224,175 people
• City population: 7,834
• Metro: Youngstown-Warren, OH
• Population (ZIP): 7,834
• Household income: $41,156
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 19.4

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 19% Two or more races 15%
• Hispanic origin (detail): Puerto Rican 22%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 10% Arabic 1%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 70.82%
• Current HPI: 338.7174
• 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

+161.5% since first listed

8 events — show timeline

• 2026-02-25 Listed $68,000 MLSNOW
• 2026-01-22 Listing Removed — MLSNOW
• 2025-11-19 Price Changed $74,900 MLSNOW
• 2025-11-19 Price Changed $79,900 MLSNOW
• 2025-10-24 Listed $84,000 MLSNOW
• 2025-06-25 Listing Removed — MLSNOW
• 2025-06-17 Listed $129,900 MLSNOW
• 1988-09-23 Sold (Public Records) $26,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $3,419 · +21.1% YoY. Source: county tax records.