572 Comstock St NW · Warren, OH 44483

$69,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 39 Days on market

Built 1950 8,629 sqft lot $87/sqft · at area comps Est $70k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +8.2/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this investment opportunity! 2 bedroom, 1 bathroom ranch ready for a remodel to bring it back to it’s full potential. Located on a quiet street with a park like backyard. Cash offers only.

Key facts

• Quiet street
• Park like backyard
• 8,629 sq ft lot

Tags

• QUIET STREET
• PARK LIKE BACKYARD

Property features AI

Finance

• Financial info: Annual property tax around $550 (2025)

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished living area roughly 792
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Paved driveway

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.0% in Warren — 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 73/100 on livability (#312 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D-, commute F, employment F.
• Warren City (urban): math 22% / reading 32% proficiency, ranked #599 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 107 active listings in the ZIP; 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.33% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $70,075
• List price: $69,000
• Delta: -1.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Packard St NW	0.14mi	2/2.0	768 (-3%)	12mo	$122,000	$159	74
3050 West Ave NW	0.75mi	2/1.0	736 (-7%)	7mo	$73,000	$99	48
1505 Ogden Ave NW	0.32mi	2/2.0	893 (+13%)	22mo	$80,000	$90	42

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $7,117
• Equity at exit: $10,288

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $29,728
• Equity at exit: $5,966

Cash invested: $19,320 (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 44483

• Home prices YoY: -16.3%
• Active inventory: 107
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $287

Break-even live

Break-even rent $552

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $69,000 Active 39 DOM
2. 2026-06-18
   days on market $69,000 Active 38 DOM
3. 2026-06-17
   days on market $69,000 Active 37 DOM
4. 2026-06-16
   days on market $69,000 Active 36 DOM
5. 2026-06-15
   days on market $69,000 Active 35 DOM
6. 2026-06-14
   days on market $69,000 Active 33 DOM
7. 2026-06-13
   days on market $69,000 Active 32 DOM
8. 2026-06-10
   days on market $69,000 Active 30 DOM
9. 2026-06-09
   days on market $69,000 Active 29 DOM
10. 2026-06-08
    days on market $69,000 Active 28 DOM
11. 2026-06-07
    days on market $69,000 Active 27 DOM
12. 2026-06-05
    days on market $69,000 Active 24 DOM
13. 2026-06-02
    days on market $69,000 Active 22 DOM
14. 2026-06-01
    days on market $69,000 Active 21 DOM
15. 2026-05-31
    days on market $69,000 Active 20 DOM
16. 2026-05-30
    days on market $69,000 Active 19 DOM
17. 2026-05-11
    listed $75,000 Active 205-char remark
18. 1997-10-03
    soldstatus $46,900
19. 1997-05-30
    listed $47,900
20. 1996-03-05
    soldstatus $43,900
21. 1995-10-31
    listed $46,900

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$263/yr (+$22/mo · 47.8%)

ⓘ 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 ≥97°F today · 17 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: $10,996
• − Mortgage interest: −$3,865
• − Property taxes: −$550
• − Insurance: −$345
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$2,007
• Taxable income: $2,469
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $2,857/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: Warren City
• NCES district ID: 3904499
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $28,222
• Composite: 21.6/100
• National rank: #8299
• State rank: #599 of 656 in OH

Livability — Warren

• Score: 73/100
• State rank: #312
• US rank: #5068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, OH
• County: Trumbull County · 61,158 people
• City population: 25,805
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 25,805
• Household income: $49,017
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 989.0

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 (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -42.50%
• Current HPI: 218.3455
• 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

+47.1% since first listed

6 events — show timeline

• 2026-05-24 Price Changed $69,000 MLSNOW
• 2026-05-11 Listed $75,000 MLSNOW
• 1997-10-03 Sold (Public Records) $46,900 Public Records
• 1997-05-30 Listed $47,900 MLSNOW
• 1996-03-05 Sold (Public Records) $43,900 Public Records
• 1995-10-31 Listed $46,900 MLSNOW

Property tax history

-0.7%/yr

Latest (2025): $550 · +2.0% YoY. Source: county tax records.