85 Smithsonian St · Girard, OH 44420

$99,900

2 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 22 Days on market

Built 1918 5,401 sqft lot Est $135k · 26% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.1/10.0
• 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

Move in Ready!!! Great 2 bedroom home on a nice corner lot! Near the Park! Excellent time to BUY. .. This Solid home is clean and well kept - Replacement windows throughout, wood floors beneath carpeting- Appliances in kitchen stay- through way window to living room and back entry with storage pantry. Spacious living room with large picture window- Burl wood Windsor court fireplace mantle w/ mirror- Up dated Dining room has large window seat and wood blinds - ceiling fans throughout. Fresh paint in many rooms- 2 bedrooms up with full bath between. Newer dimensional shingles on the roof. .. The Basement is nice-. .. laundry and full bath down there as well- heating system is newer and clean dust free heat has many benefits- come cooler temps. Detached garage has an addition for storage & work space. Extra parking and drive way space is a convenient feature. Make an appointment soon to see this Clean & Affordable home on the corner of North and Smithsonian!

Key facts

• Pantry storage
• Pass-through window
• Built-in window seat

Tags

• CORNER LOT
• REPLACEMENT WINDOWS
• PASS-THROUGH WINDOW
• PANTRY STORAGE
• BURL WOOD FIREPLACE MANTEL
• BUILT-IN WINDOW SEAT

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Concrete and paved driveway
• Utilities: Public water; Public sewer
• Home design: Two-story wood siding home; Asphalt/fiberglass roof
• Construction: Built according to public records; Wood siding construction; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Back yard; Corner lot; City lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms on the second floor
• Flooring: Carpet in bedrooms and living room; Laminate in dining room; Linoleum in a second-floor bathroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating with hot water, radiator or steam system; Ceiling fans for cooling
• Interior features: Ceiling fan(s); Fireplace in the living room
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 6.7% in Girard — 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 (#605 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment D+, amenities F, commute F.
• Girard City School District (suburban): math 38% / reading 61% proficiency, ranked #458 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 10 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $52k; list at $100k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $135,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Townsend Ave	0.07mi	3/2.5 (+1)	1,232 (+5%)	2mo	$160,000	$130	78
112 Churchill Rd	0.13mi	2/1.0	1,220 (+4%)	10mo	$122,000	$100	78
619 N Ward Ave	0.49mi	3/1.5 (+1)	1,182 (+0%)	7mo	$137,750	$117	66
1111 Park Ave	0.19mi	3/1.0 (+1)	1,248 (+6%)	10mo	$144,000	$115	65
843 Lawrence Ave	0.24mi	3/2.0 (+1)	1,098 (-7%)	7mo	$125,000	$114	65
500 Forsythe Ave	0.63mi	3/1.0 (+1)	1,152 (-2%)	0mo	$165,000	$143	60
859 Gary Ave	0.50mi	3/1.0 (+1)	1,212 (+3%)	10mo	$170,000	$140	56
970 N Ward Ave	0.44mi	3/2.0 (+1)	1,284 (+9%)	3mo	$171,000	$133	55
233 E Main St	0.74mi	3/1.5 (+1)	1,122 (-5%)	1mo	$115,000	$102	52
216 E Prospect St	0.45mi	2/1.0	1,316 (+12%)	6mo	$67,500	$51	52
403 N Saint Clair St	0.54mi	3/2.0 (+1)	1,256 (+7%)	6mo	$70,000	$56	51
1104 Gary Ave	0.59mi	2/1.5	1,299 (+10%)	7mo	$135,000	$104	49

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $7,307
• Equity at exit: $14,895

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $36,597
• 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 44420

• Home prices YoY: -16.8%
• Active inventory: 59
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$524
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $369

Break-even live

Break-even rent $819

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $426	-5% $397	+0% $369	+5% $341	+10% $312
Rent	-10% $267	-5% $318	+0% $369	+5% $420	+10% $471
Rate	-1.0pp $419	-0.5pp $394	base $369	+0.5pp $343	+1.0pp $317

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 North Ave Girard, OH	3.0	2.0	1462	$1,600	$1.09	14d	1	0.17mi
848 Lawrence Ave Girard, OH	3.0	1.0	950	$1,400	$1.47	14d	1	0.20mi
103 Hazel St Girard, OH	2.0	1.5	1152	$1,100	$0.95	14d	1	0.28mi
820 Lincoln Ave Girard, OH	2.0	1.0	768	$1,200	$1.56	45d	1	0.34mi
135 E Broadway Ave Girard, OH	2.0	1.0	1120	$995	$0.89	14d	1	0.53mi
711 N Highland Ave Unit 711-01 Girard, OH	2.0	1.0	780	$795	$1.02	14d	1	0.57mi
625 Churchill Rd Girard, OH	3.0	1.0	1200	$1,450	$1.21	14d	1	0.73mi
607 E Kline St Unit A Girard, OH	2.0	1.0	1432	$1,250	$0.87	45d	1	0.90mi
296 E Howard St Girard, OH	3.0	2.0	1253	$1,800	$1.44	45d	1	1.00mi
1046 Leslie Ln Girard, OH	3.0	1.5	936	$1,400	$1.50	22d	1	1.36mi

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 22 DOM
2. 2026-06-19
   days on market $99,900 Active 20 DOM
3. 2026-06-18
   days on market $99,900 Active 19 DOM
4. 2026-06-17
   days on market $99,900 Active 18 DOM
5. 2026-06-16
   days on market $99,900 Active 17 DOM
6. 2026-06-15
   days on market $99,900 Active 16 DOM
7. 2026-06-14
   days on market $99,900 Active 14 DOM
8. 2026-06-13
   days on market $99,900 Active 13 DOM
9. 2026-06-10
   days on market $99,900 Active 11 DOM
10. 2026-06-09
    days on market $99,900 Active 10 DOM
11. 2026-06-08
    days on market $99,900 Active 9 DOM
12. 2026-06-07
    days on market $99,900 Active 8 DOM
13. 2026-06-03
    days on market $99,900 Active 4 DOM
14. 2026-06-02
    days on market $99,900 Active 3 DOM
15. 2026-06-01
    days on market $99,900 Active 2 DOM
16. 2026-05-31
    remarks 693-char remark
17. 2026-05-31
    listed $99,900 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: $978 · $82/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$290/yr (+$24/mo · 29.7%)

ⓘ 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 ≥98°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: $15,434
• − Mortgage interest: −$5,596
• − Property taxes: −$978
• − Insurance: −$500
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,906
• Taxable income: $2,984
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $3,712/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: Girard City School District
• NCES district ID: 3904406
• Math proficiency: 38% ▼ -43.00%
• Reading proficiency: 61% ▼ -18.00%
• Median HH income: $40,293
• Composite: 41.35/100
• National rank: #3496
• State rank: #458 of 656 in OH

Livability — Girard

• Score: 67/100
• State rank: #605
• US rank: #10378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, OH
• County: Trumbull County · 61,158 people
• City population: 15,293
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 15,293
• Household income: $61,707
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 351.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 2% Subsaharan African 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -44.72%
• Current HPI: 221.5618
• 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

+94.0% since first listed

15 events — show timeline

• 2026-05-29 Listed $99,900 MLSNOW
• 2021-04-07 Sold (Public Records) $52,000 Public Records
• 2021-04-06 Sold (MLS) $52,000 MLSNOW
• 2021-03-22 Pending — MLSNOW
• 2021-02-19 Contingent — MLSNOW
• 2020-09-21 Price Changed $57,900 MLSNOW
• 2020-09-02 Price Changed $59,500 MLSNOW
• 2020-07-30 Listed $59,900 MLSNOW
• 2003-05-30 Listing Removed — MLSNOW
• 2002-11-15 Listed $69,500 MLSNOW
• 1997-09-17 Listing Removed — MLSNOW
• 1997-04-23 Sold (Public Records) $50,000 Public Records
• 1997-04-16 Listing Removed — MLSNOW
• 1997-03-17 Listed $51,500 MLSNOW
• 1997-03-17 Listed $51,500 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $978 · -1.5% YoY. Source: county tax records.