175 W Ohio Ave · Sebring, OH 44672

$98,000

3 bd · 2.0 ba · 1,744 sqft · MultiFamily public records · 85 Days on market

Built 1911 7,492 sqft lot Est $98k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.6/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Two Story Home with stairs to a walkable attic area. Interior has been newly painted and new carpet installed. This property has been used as a duplex for a number of years It now has been opened up to be used as a single-family residence or turn back into a duplex. Also the downstairs can be used as an office. The garage is a two car detached garage with garage door entrance from alley, This property is being sold AS IS.

Key facts

• New carpet installed
• Walkable attic area
• Downstairs office

Tags

• WALKABLE ATTIC AREA
• NEWLY PAINTED INTERIOR
• NEW CARPET INSTALLED
• SINGLE-FAMILY RESIDENCE
• DETACHED GARAGE
• DOWNSTAIRS OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $98k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#827 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Sebring Local (town): math 48% / reading 54% proficiency, ranked #438 of 656 in OH (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/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 $678 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $98,233
• List price: $98,000
• Delta: -0.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $9,609
• Equity at exit: $14,612

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $41,156
• Equity at exit: $8,473

Cash invested: $27,440 (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 44672

• Home prices YoY: -14.6%
• Active inventory: 17
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $400

Break-even live

Break-even rent $793

Max offer price $98,000

Occupancy floor 64%

Sensitivity live

Price	-10% $456	-5% $428	+0% $400	+5% $373	+10% $345
Rent	-10% $298	-5% $349	+0% $400	+5% $452	+10% $503
Rate	-1.0pp $450	-0.5pp $425	base $400	+0.5pp $375	+1.0pp $349

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,300
Total (2 units)			$1,300

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-07
   statusdays on market $98,000 Pending 85 DOM
2. 2026-06-05
   days on market $98,000 Active 84 DOM
3. 2026-06-02
   days on market $98,000 Active 82 DOM
4. 2026-06-01
   days on market $98,000 Active 81 DOM
5. 2026-05-31
   days on market $98,000 Active 80 DOM
6. 2026-05-30
   days on market $98,000 Active 79 DOM
7. 2026-03-10
   listed $98,000 Active 425-char remark

   Show marketing remark (425 chars)

   Two Story Home with stairs to a walkable attic area. Interior has been newly painted and new carpet installed. This property has been used as a duplex for a number of years It now has been opened up to be used as a single-family residence or turn back into a duplex. Also the downstairs can be used as an office. The garage is a two car detached garage with garage door entrance from alley, This property is being sold AS IS.

8. 2025-11-14
   price $86,500
9. 2025-08-29
   price $105,000
10. 2025-07-10
    price $110,000
11. 2025-05-23
    status Active
12. 2025-05-02
    historical Contingent
13. 2025-02-05
    listed $115,000 Active
14. 2024-05-31
    soldstatus $210,000
15. 2023-03-28
    price $86,500
16. 2023-03-28
    price $86,500
17. 2023-03-28
    price $86,500
18. 2023-03-28
    price $86,500
19. 2022-03-14
    soldstatus $52,500 Closed
20. 2022-03-14
    soldstatus $52,500
21. 2022-03-14
    soldstatus $52,500
22. 2022-02-15
    status Pending
23. 2021-07-14
    price $55,000
24. 2020-11-04
    price $86,500
25. 2020-08-25
    price $86,500
26. 2020-08-25
    price $86,500
27. 2020-08-12
    price $65,000
28. 2019-10-16
    status Active
29. 2019-10-15
    historical
30. 2019-06-27
    price $60,000
31. 2019-04-15
    status Active
32. 2019-04-14
    historical
33. 2019-03-07
    price $67,000
34. 2018-09-20
    status Active
35. 2018-09-16
    historical
36. 2018-08-03
    status Active
37. 2018-07-02
    historical
38. 2017-11-16
    listed $79,000 Active
39. 2014-02-12
    price $86,500
40. 2014-02-12
    price $86,500
41. 2014-02-12
    price $179,900
42. 2014-02-12
    price $86,500
43. 2013-11-15
    historical
44. 2007-04-06
    historical
45. 2007-01-02
    historical
46. 2006-05-25
    historical
47. 2006-04-06
    listed $82,500
48. 2006-01-05
    historical
49. 2006-01-02
    listed $82,500
50. 2005-10-27
    listed $82,500

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$333/yr (+$28/mo · 38.6%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$5,490
• − Property taxes: −$862
• − Insurance: −$490
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,851
• Taxable income: $3,411
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,986/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: Sebring Local
• NCES district ID: 3904835
• Math proficiency: 48% ▼ -4.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $38,488
• Composite: 42.5/100
• National rank: #3207
• State rank: #438 of 656 in OH

Livability — Sebring

• Score: 63/100
• State rank: #827
• US rank: #15374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sebring, OH
• County: Mahoning · 224,175 people
• City population: 4,741
• Metro: Youngstown-Warren, OH
• Population (ZIP): 4,741
• Household income: $49,835
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 20.1

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▼ -38.88%
• Current HPI: 227.2518
• 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

+390.0% since first listed

60 events — show timeline

• 2026-03-10 Listed $98,000 MLSNOW
• 2025-11-14 Price Changed $86,500 MLSNOW
• 2025-08-29 Price Changed $105,000 MLSNOW
• 2025-07-10 Price Changed $110,000 MLSNOW
• 2025-05-23 Relisted — MLSNOW
• 2025-05-02 Contingent — MLSNOW
• 2025-02-05 Listed $115,000 MLSNOW
• 2024-05-31 Sold (Public Records) $210,000 Public Records
• 2023-03-28 Price Changed $86,500 MLSNOW
• 2023-03-28 Price Changed $86,500 MLSNOW
• 2023-03-28 Price Changed $86,500 MLSNOW
• 2023-03-28 Price Changed $86,500 MLSNOW
• 2022-03-14 Sold (Public Records) $52,500 Public Records
• 2022-03-14 Sold (Public Records) $52,500 Public Records
• 2022-03-14 Sold (MLS) $52,500 MLSNOW
• 2022-02-15 Pending — MLSNOW
• 2021-07-14 Price Changed $55,000 MLSNOW
• 2020-11-04 Price Changed $86,500 MLSNOW
• 2020-08-25 Price Changed $86,500 MLSNOW
• 2020-08-25 Price Changed $86,500 MLSNOW
• 2020-08-12 Price Changed $65,000 MLSNOW
• 2019-10-16 Relisted — MLSNOW
• 2019-10-15 Listing Removed — MLSNOW
• 2019-06-27 Price Changed $60,000 MLSNOW
• 2019-04-15 Relisted — MLSNOW
• 2019-04-14 Listing Removed — MLSNOW
• 2019-03-07 Price Changed $67,000 MLSNOW
• 2018-09-20 Relisted — MLSNOW
• 2018-09-16 Listing Removed — MLSNOW
• 2018-08-03 Relisted — MLSNOW
• 2018-07-02 Listing Removed — MLSNOW
• 2017-11-16 Listed $79,000 MLSNOW
• 2014-02-12 Price Changed $86,500 MLSNOW
• 2014-02-12 Price Changed $179,900 MLSNOW
• 2014-02-12 Price Changed $86,500 MLSNOW
• 2014-02-12 Price Changed $86,500 MLSNOW
• 2013-11-15 Listing Removed — MLSNOW
• 2007-04-06 Listing Removed — MLSNOW
• 2007-01-02 Listing Removed — MLSNOW
• 2006-05-25 Listing Removed — MLSNOW
• 2006-04-06 Listed $82,500 MLSNOW
• 2006-01-05 Listing Removed — MLSNOW
• 2006-01-02 Listed $82,500 MLSNOW
• 2005-10-27 Listed $82,500 MLSNOW
• 2005-10-03 Listed $82,500 MLSNOW
• 2003-10-23 Listing Removed — MLSNOW
• 2003-04-22 Listed $81,600 MLSNOW
• 2003-04-10 Listing Removed — MLSNOW
• 2002-10-09 Listed $84,900 MLSNOW
• 2001-06-01 Listed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1999-04-07 Price Changed $179,900 MLSNOW
• 1986-12-23 Sold (Public Records) $20,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $862 · +0.0% YoY. Source: county tax records.