2007 Silver Fox Ln · Howland Center, OH 44484

$229,900

3 bd · 1.5 ba · 1,865 sqft · SingleFamily public records · 28 Days on market

Built 1962 0.84 ac lot Est $278k · 17% under

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Why this score? — see what drove the C+ 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a charming Howland township neighborhood on a generous 0.84-acre lot, this lovely 3-bedroom, 1.5-bath split-level offers a comfortable and functional layout with spacious living and entertaining areas. The main level features a bright and inviting living room along with an additional family room off the back, each complete with its own fireplace, creating warm and comfortable gathering spaces throughout. The dining area flows nicely into the kitchen, which offers an abundance of cabinetry and storage space. Upstairs, you'll find three nice-sized bedrooms, including a convenient half-bath off the primary bedroom, plus a full bathroom in the hall. The lower level features a dedicat

Key facts

• Bright living room
• Family room
• Split level home

Tags

• SPLIT LEVEL HOME
• BRIGHT LIVING ROOM
• FAMILY ROOM
• FIREPLACE
• ABUNDANCE OF CABINET SPACE
• DEDICATED LAUNDRY AREA

Property features AI

Exterior

• Parking: Attached garage with automatic garage door opener; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Asphalt roof
• Construction: Built (year per public records); Vinyl siding construction; Asphalt roof
• Exterior features: Enclosed porch; Patio; Shed(s)

Interior

• Kitchen: Kitchen on first floor (14 x 8); Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom on second floor (12 x 10, carpet); Bedroom on second floor (13 x 10, carpet); Primary/large bedroom on second floor with half bathroom (16 x 10, carpet)
• Flooring: Carpet in main living areas and bedrooms; Tile in laundry room
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Partially finished basement; Basement laundry area (in basement); Two fireplaces (gas and wood-burning)
• Laundry & utility: Washer; Dryer; Laundry located in lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.4% in Howland Center — 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 76/100 on livability (#207 in OH, #3,283 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Howland Local (suburban): math 59% / reading 65% proficiency, ranked #260 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mines Elementary School (math 67% / reading 58%, grade B, #580 of 1,584 statewide, top 37%, 330 students, 41% FRL); Howland Middle School (math 56% / reading 66%, grade B+, #252 of 654 statewide, top 39%, 766 students, 38% FRL); Howland High School (math 58% / reading 74%, grade B, #155 of 781 statewide, top 20%, 742 students, 38% FRL).
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,451 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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 B-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: 1.00% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $277,885
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 Portal Dr NE	0.33mi	3/2.5	2,016 (+8%)	5mo	$388,000	$192	63
9231 King Graves Rd NE	0.39mi	4/2.5 (+1)	1,973 (+6%)	1mo	$305,000	$155	62
8545 Carriage Hill Dr NE	0.46mi	4/2.5 (+1)	2,016 (+8%)	4mo	$233,000	$116	53
8094 Castle Rock Dr NE	0.54mi	4/2.0 (+1)	1,783 (-4%)	12mo	$249,000	$140	50
1466 White Oak Dr NE	0.57mi	3/2.5	2,001 (+7%)	13mo	$245,000	$122	46
8908 Sherwood Dr NE	0.72mi	4/3.0 (+1)	1,952 (+5%)	2mo	$290,000	$149	46
2140 Howland Wilson Rd NE	0.59mi	3/2.0	1,660 (-11%)	7mo	$247,500	$149	46
1800 Howland Wilson Rd NE	0.70mi	3/2.0	2,048 (+10%)	7mo	$335,000	$164	44
8080 Glen Oaks	0.75mi	4/2.5 (+1)	1,792 (-4%)	10mo	$186,000	$104	41
8541 Bayberry Dr	0.69mi	3/2.5	2,023 (+8%)	14mo	$275,000	$136	38
8570 Red Oak Dr NE	0.65mi	4/2.5 (+1)	2,016 (+8%)	11mo	$245,000	$122	38
1383 Bittersweet Dr NE	0.73mi	4/2.5 (+1)	2,016 (+8%)	12mo	$325,000	$161	33

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-18,125
• Equity at exit: $34,279

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $8,822
• Equity at exit: $19,878

Cash invested: $64,372 (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 44484

• Home prices YoY: -17.5%
• Active inventory: 90
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $300

Break-even live

Break-even rent $1,920

Max offer price $229,900

Occupancy floor 82%

Sensitivity live

Price	-10% $431	-5% $366	+0% $300	+5% $235	+10% $170
Rent	-10% $119	-5% $210	+0% $300	+5% $391	+10% $482
Rate	-1.0pp $416	-0.5pp $359	base $300	+0.5pp $241	+1.0pp $180

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Pegotty Ct NE Warren, OH	3.0	2.5	1820	$2,300	$1.26	15d	1	1.18mi

Listing history 18 events

1. 2026-06-22
   days on market $229,900 Active 28 DOM
2. 2026-06-19
   days on market $229,900 Active 26 DOM
3. 2026-06-18
   days on market $229,900 Active 25 DOM
4. 2026-06-17
   days on market $229,900 Active 24 DOM
5. 2026-06-16
   days on market $229,900 Active 23 DOM
6. 2026-06-15
   days on market $229,900 Active 22 DOM
7. 2026-06-14
   days on market $229,900 Active 20 DOM
8. 2026-06-13
   days on market $229,900 Active 19 DOM
9. 2026-06-10
   pricedays on market $229,900 Active 17 DOM
10. 2026-06-09
    days on market $249,900 Active 16 DOM
11. 2026-06-08
    days on market $249,900 Active 15 DOM
12. 2026-06-07
    days on market $249,900 Active 14 DOM
13. 2026-06-05
    days on market $249,900 Active 11 DOM
14. 2026-06-02
    days on market $249,900 Active 9 DOM
15. 2026-06-01
    days on market $249,900 Active 8 DOM
16. 2026-05-31
    days on market $249,900 Active 7 DOM
17. 2026-05-30
    days on market $249,900 Active 6 DOM
18. 2026-05-22
    listed $249,900 Active

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $3,084 · $257/mo
• Expected delta: +$503/yr (+$42/mo · 19.5%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$12,878
• − Property taxes: −$2,581
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,688
• Taxable loss: −$113
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $3,633/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: Howland Local
• NCES district ID: 3905016
• Math proficiency: 59% ▼ -17.00%
• Reading proficiency: 65% ▼ -13.00%
• Median HH income: $49,022
• Composite: 52.63/100
• National rank: #1556
• State rank: #260 of 656 in OH

Livability — Howland Center

• Score: 76/100
• State rank: #207
• US rank: #3283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• City population: 21,634
• Metro: Youngstown-Warren, OH
• Population (ZIP): 21,634
• Household income: $65,435
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 6.7

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Other Asian/Pacific 1% Spanish 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: ▼ -46.24%
• Current HPI: 217.6603
• 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

1 event — show timeline

• 2026-05-22 Listed $249,900 MLSNOW

Property tax history

+5.0%/yr

Latest (2025): $2,581 · -0.1% YoY. Source: county tax records.