29 Philrose Ln · Woodworth, OH 44514

$149,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 16 Days on market

Built 1953 1.04 ac lot Est $165k · 10% under

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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 +25.6/30.0
• ARV discount +11.9/15.0
• DSCR +8.5/10.0
• 1% rule +6.6/10.0
• Schools +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property presents an opportunity for a buyer to add personal touches and updates to suit their preferences. The home offers three bedrooms and a full basement, providing additional storage and utility space. A 14' x 22' storage shed is located on the property, offering ample room for equipment, tools, or seasonal storage. The spacious backyard enhances the property's overall appeal and provides space for outdoor activities and enjoyment.

Key facts

• Spacious backyard
• Full basement
• Storage shed

Tags

• FULL BASEMENT
• STORAGE SHED
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank
• Home design: One-story home; Brick construction; Asphalt/fiberglass roof
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Approximately 1.04-acre lot

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Three main-level bedrooms (12' x 10'; 11' x 9'; 11' x 9')
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.7% in Woodworth — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Springfield Local (rural): math 68% / reading 81% proficiency, ranked #111 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $165,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9687 South Ave	0.65mi	3/1.0	1,374 (+9%)	1mo	$180,000	$131	53

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,557
• Equity at exit: $22,216

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $27,759
• Equity at exit: $12,883

Cash invested: $41,720 (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 44514

• Home prices YoY: -23.8%
• Active inventory: 156
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $354

Break-even live

Break-even rent $1,273

Max offer price $149,000

Occupancy floor 74%

Sensitivity live

Price	-10% $439	-5% $397	+0% $354	+5% $312	+10% $270
Rent	-10% $218	-5% $286	+0% $354	+5% $422	+10% $490
Rate	-1.0pp $430	-0.5pp $392	base $354	+0.5pp $316	+1.0pp $277

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9190 Springfield Rd Youngstown, OH	1.0–3.0	1.5–2.0	1294	$2,317	$1.79	8d	1	0.75mi

Listing history 13 events

1. 2026-06-19
   pricedays on market $149,000 Active 16 DOM
2. 2026-06-18
   days on market $159,000 Active 15 DOM
3. 2026-06-17
   days on market $159,000 Active 14 DOM
4. 2026-06-16
   days on market $159,000 Active 13 DOM
5. 2026-06-15
   days on market $159,000 Active 12 DOM
6. 2026-06-14
   days on market $159,000 Active 10 DOM
7. 2026-06-13
   days on market $159,000 Active 9 DOM
8. 2026-06-10
   days on market $159,000 Active 7 DOM
9. 2026-06-09
   days on market $159,000 Active 6 DOM
10. 2026-06-08
    days on market $159,000 Active 5 DOM
11. 2026-06-07
    days on market $159,000 Active 4 DOM
12. 2026-06-05
    remarks 446-char remark
13. 2026-06-05
    listed $159,000 Active 1 DOM

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$191/yr (+$16/mo · 9.8%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,655
• − Mortgage interest: −$8,346
• − Property taxes: −$1,942
• − Insurance: −$745
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,335
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,778/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: Springfield Local
• NCES district ID: 3904837
• Math proficiency: 68% ▼ -13.00%
• Reading proficiency: 81% ▼ -2.00%
• Median HH income: $49,532
• Composite: 63.01/100
• National rank: #652
• State rank: #111 of 656 in OH

Livability — Woodworth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Mahoning County · 84,956 people
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 23,917
• Household income: $79,808
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 411.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -65.78%
• Current HPI: 210.5511
• 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

1 event — show timeline

• 2026-06-02 Listed $159,000 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $1,942 · +8.7% YoY. Source: county tax records.