122 Northgate Dr NE · Howland Center, OH 44484

$59,900

2 bd · 2.0 ba · 1,180 sqft · SingleFamily · 13 Days on market

Built 1993 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super nice and well-maintained home located in Howland Village Park. Lovely decorated and great open floor plan. Kitchen offers plenty of cabinets and counter space. Nice breakfast bar and newer appliances are included. Formal dining room and spacious living room which will be great for holiday dinners. Large Bay window. 2 nice size bedrooms and 2 full baths. Convenient laundry room. Vinyl tilt in windows. Welcoming front porch, handy carport and shed for storage. You will love the scenic wooded back yard and patio. Easy living all on one floor! Comes with a 1-year home warranty for added peace of mind!

Key facts

• Open floor plan
• Formal dining room
• Newer appliances

Tags

• OPEN FLOOR PLAN
• PLENTY OF CABINETS
• BREAKFAST BAR
• NEWER APPLIANCES
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Above-grade finished area reported as 1,180 (owner-provided)
• Financial info: Land lease amount: $640
• HOA & community: Land lease payment required

Exterior

• Parking: 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Built (year from public records); Vinyl siding; Asphalt/fiberglass roof; Has home warranty
• Exterior features: Driveway; Has land lease

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air gas heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Breakfast bar; Ceiling fans; Vaulted ceilings
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 21.9% vs local median 3.9% 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.
• Market conditions: 87 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $59,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.52% ✓
• Cap rate: 21.90%
• Cash-on-cash: 55.73%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $143,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Fuller Dr NE	0.28mi	3/2.0 (+1)	1,080 (-8%)	0mo	$239,000	$221	67
147 Northgate Dr NE	0.06mi	3/2.0 (+1)	1,300 (+10%)	11mo	$57,500	$44	66
8651 High St NE	0.45mi	2/1.0	1,192 (+1%)	13mo	$145,000	$122	62

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: 54.1%
• Equity multiple: 3.38×
• Total profit: $39,928
• Equity at exit: $8,931

10-year hold

• IRR: 59.2%
• Equity multiple: 6.89×
• Total profit: $98,744
• Equity at exit: $5,179

Cash invested: $16,772 (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: 87
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $779

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 43%

Sensitivity live

Price	-10% $820	-5% $800	+0% $779	+5% $758	+10% $738
Rent	-10% $660	-5% $719	+0% $779	+5% $839	+10% $898
Rate	-1.0pp $809	-0.5pp $794	base $779	+0.5pp $763	+1.0pp $748

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Sandpiper Trl SE Warren, OH	2.0–3.0	1.5–2.5	1150	$1,510	$1.31	14d	6	1.27mi

Listing history 12 events

1. 2026-06-19
   days on market $59,900 Active 13 DOM
2. 2026-06-18
   days on market $59,900 Active 12 DOM
3. 2026-06-17
   days on market $59,900 Active 11 DOM
4. 2026-06-16
   days on market $59,900 Active 10 DOM
5. 2026-06-15
   days on market $59,900 Active 9 DOM
6. 2026-06-14
   days on market $59,900 Active 7 DOM
7. 2026-06-13
   days on market $59,900 Active 6 DOM
8. 2026-06-10
   days on market $59,900 Active 4 DOM
9. 2026-06-09
   days on market $59,900 Active 3 DOM
10. 2026-06-08
    days on market $59,900 Active 2 DOM
11. 2026-06-07
    remarks 610-char remark
12. 2026-06-07
    listed $59,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,120
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$1,743
• Taxable income: $8,925
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $7,205/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home in Howland Village Park offers a good condition with a good ROI potential through cosmetic updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet in living areas — Improves comfort and appearance
• Both Clean and maintain HVAC system — Ensures efficient operation and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in living areas — Improves comfort and appearance ↑
• Both Clean and maintain HVAC system — Ensures efficient operation and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-06-05 Listed $59,900 MLSNOW