121 Olive St · Girard, OH 44420

$75,000

3 bd · 1.0 ba · 1,847 sqft · SingleFamily public records · 2 Days on market

Built 1928 6,799 sqft lot

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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 +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

Lot's of beautiful woodwork and doors in the spacious home. 3rd floor can be finished. Newer electrical box. Roof approx 5-8 yrs old. Entire house was rewired about 15 yrs ago.

Key facts

• 6,799 sq ft lot
• Garage
• Built 1928

Property features AI

Finance

• Financial info: Annual tax: $1,203 (2025)

Exterior

• Parking: Detached garage (1 car); Unpaved parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area approximately 1,847; Lot about 0.156 acres; Year built source: Public records
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Patio; Porch

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.7% vs local median 7.0% 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: 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $44k; list at $75k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1928 — 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: 1.98% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.34%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $173,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 Lawrence Ave	0.20mi	3/1.0	1,848 (+0%)	14mo	$176,000	$95	79
217 Churchill Rd	0.13mi	4/1.5 (+1)	1,900 (+3%)	6mo	$153,000	$81	77
121 Townsend Ave	0.13mi	4/2.5 (+1)	2,023 (+10%)	8mo	$189,900	$94	60
323 E Prospect St	0.29mi	4/2.0 (+1)	2,054 (+11%)	1mo	$140,000	$68	58
142 E Howard St	0.68mi	4/1.5 (+1)	1,836 (-1%)	7mo	$149,900	$82	54
453 E Broadway Ave	0.53mi	3/1.5	2,048 (+11%)	5mo	$250,000	$122	51
200 E Main St	0.46mi	4/2.0 (+1)	2,030 (+10%)	6mo	$132,000	$65	48
205 E Main St	0.49mi	3/2.0	1,690 (-8%)	15mo	$25,000	$15	47
527 N Saint Clair St	0.26mi	4/2.0 (+1)	2,088 (+13%)	15mo	$139,900	$67	45
1007 N Ward Ave	0.58mi	4/2.0 (+1)	1,756 (-5%)	13mo	$226,000	$129	45
1067 Park Ave	0.33mi	3/2.5	1,570 (-15%)	14mo	$200,000	$127	42
18 E 2nd St	0.58mi	4/1.5 (+1)	1,648 (-11%)	11mo	$158,900	$96	38

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: 33.3%
• Equity multiple: 2.40×
• Total profit: $29,487
• Equity at exit: $11,183

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $79,356
• Equity at exit: $6,485

Cash invested: $21,000 (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: 58
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$393
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $653

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $696	-5% $675	+0% $653	+5% $632	+10% $611
Rent	-10% $536	-5% $595	+0% $653	+5% $712	+10% $771
Rate	-1.0pp $691	-0.5pp $673	base $653	+0.5pp $634	+1.0pp $614

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Lawrence Ave Girard, OH	4.0	1.0	1312	$1,450	$1.11	14d	1	0.22mi
212 E Kline St Girard, OH	3.0	1.5	1600	$1,450	$0.91	44d	1	0.37mi
1079 North Ave Girard, OH	3.0	2.0	1462	$1,600	$1.09	14d	1	0.38mi
607 E Kline St Unit A Girard, OH	2.0	1.0	1432	$1,250	$0.87	44d	1	0.74mi
296 E Howard St Girard, OH	3.0	2.0	1253	$1,800	$1.44	44d	1	0.79mi

Listing history 3 events

1. 2026-06-19
   days on market $75,000 Active 2 DOM
2. 2026-06-17
   remarks 578-char remark
3. 2026-06-17
   listed $75,000 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: $1,121 · $93/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$25/yr (+$2/mo · 2.2%)

ⓘ 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: $17,793
• − Mortgage interest: −$4,201
• − Property taxes: −$1,121
• − Insurance: −$375
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,182
• Taxable income: $7,068
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $6,145/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

+36.4% since first listed

8 events — show timeline

• 2026-06-17 Listed $75,000 MLSNOW
• 2022-07-01 Sold (MLS) $43,995 MLSNOW
• 2022-06-07 Pending — MLSNOW
• 2022-06-06 Price Changed $43,995 MLSNOW
• 2022-05-21 Relisted — MLSNOW
• 2022-05-14 Contingent — MLSNOW
• 2022-05-01 Price Changed $49,950 MLSNOW
• 2022-04-16 Listed $55,000 MLSNOW

Property tax history

+4.7%/yr

Latest (2025): $1,121 · -1.5% YoY. Source: county tax records.