26 Hyde Ave · Niles, OH 44446

$94,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 35 Days on market

Built 1912 5,549 sqft lot Est $124k · 24% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• Schools +3.7/10.0
• 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

Great 2 story that has had all the major components updated 12 yrs ago . Furnace, hot water tank central air roof and tilt in windows. .. this affordable home is great for a growing family 3 bedroom 1 bath

Key facts

• Fenced back yard
• New roof
• 5,549 sq ft lot

Tags

• NEW ROOF
• FENCED BACK YARD
• QUIET RESIDENTIAL NEIGHBORHOOD

Property features AI

Exterior

• Parking: No garage; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Home faces east
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Wood fenced backyard with fencing around back yard; Deck

Interior

• Kitchen: Kitchen on the first floor; Includes range and refrigerator
• Bedrooms: Second-floor bedrooms (two bedrooms on second level); First-floor family room can be used as a bedroom, office, or den
• Flooring: Carpet in living room, family room, and some second-floor rooms
• Bathrooms: One full bathroom (located on the main/first level)
• Heating & cooling: Gas heating with baseboard heat; Central air conditioning
• Interior features: Full, unfinished basement; One fireplace
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.6% in Niles — 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 (#628 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Niles City (suburban): math 37% / reading 52% proficiency, ranked #507 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 2 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 $650 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $94k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1912 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $123,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 N Clover Ave	0.14mi	3/1.5	1,380 (-2%)	7mo	$128,000	$93	82
49 Victor Ave	0.17mi	3/1.0	1,496 (+6%)	8mo	$57,000	$38	75
904 W Park Dr	0.26mi	3/1.5	1,339 (-5%)	10mo	$115,000	$86	69
232 Highland Ave	0.43mi	3/1.5	1,314 (-7%)	12mo	$138,000	$105	57
424 S Main St	0.53mi	3/1.0	1,320 (-6%)	10mo	$52,900	$40	57
209 Sheridan Ave	0.18mi	4/2.0 (+1)	1,248 (-11%)	9mo	$160,000	$128	56
220 Neil St	0.26mi	3/2.0	1,232 (-12%)	8mo	$138,000	$112	56
548 S Main St	0.60mi	3/2.0	1,320 (-6%)	10mo	$109,000	$83	49
318 W 3rd St	0.42mi	3/2.5	1,606 (+14%)	3mo	$104,900	$65	49
910 W 3rd St	0.50mi	3/1.0	1,224 (-13%)	10mo	$108,000	$88	47
27 Wilson Ave	0.74mi	3/1.5	1,548 (+10%)	1mo	$44,000	$28	46
17 Ardmore Ct	0.74mi	2/2.5 (-1)	1,265 (-10%)	8mo	$139,900	$111	30

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,281
• Equity at exit: $14,016

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $26,700
• Equity at exit: $8,127

Cash invested: $26,320 (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 44446

• Home prices YoY: -19.9%
• Active inventory: 65
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $291

Break-even live

Break-even rent $789

Max offer price $94,000

Occupancy floor 70%

Sensitivity live

Price	-10% $344	-5% $317	+0% $291	+5% $264	+10% $237
Rent	-10% $199	-5% $245	+0% $291	+5% $336	+10% $382
Rate	-1.0pp $338	-0.5pp $315	base $291	+0.5pp $266	+1.0pp $242

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Neil St #1 Niles, OH	2.0	1.0	1264	$950	$0.75	14d	1	0.37mi
5 Circle St Unit 5 Niles, OH	2.0	1.0	1200	$850	$0.71	14d	1	0.76mi

Listing history 24 events

1. 2026-06-21
   days on market $94,000 Active 35 DOM
2. 2026-06-19
   days on market $94,000 Active 33 DOM
3. 2026-06-18
   price $94,000 Active 32 DOM
4. 2026-06-18
   days on market $99,000 Active 32 DOM
5. 2026-06-17
   days on market $99,000 Active 31 DOM
6. 2026-06-16
   days on market $99,000 Active 30 DOM
7. 2026-06-15
   days on market $99,000 Active 29 DOM
8. 2026-06-14
   days on market $99,000 Active 27 DOM
9. 2026-06-13
   days on market $99,000 Active 26 DOM
10. 2026-06-10
    days on market $99,000 Active 24 DOM
11. 2026-06-09
    days on market $99,000 Active 23 DOM
12. 2026-06-08
    days on market $99,000 Active 22 DOM
13. 2026-06-07
    days on market $99,000 Active 21 DOM
14. 2026-06-03
    days on market $99,000 Active 17 DOM
15. 2026-06-02
    days on market $99,000 Active 16 DOM
16. 2026-06-01
    days on market $99,000 Active 15 DOM
17. 2026-05-31
    days on market $99,000 Active 14 DOM
18. 2026-05-30
    days on market $99,000 Active 13 DOM
19. 2026-05-17
    listed $110,000 Active
20. 2019-12-10
    soldstatus $38,000 Closed 205-char remark

    Show marketing remark (205 chars)

    Great 2 story that has had all the major components updated 12 yrs ago . Furnace, hot water tank central air roof and tilt in windows. .. this affordable home is great for a growing family 3 bedroom 1 bath

21. 2019-12-09
    status Pending 205-char remark

    Show marketing remark (205 chars)

    Great 2 story that has had all the major components updated 12 yrs ago . Furnace, hot water tank central air roof and tilt in windows. .. this affordable home is great for a growing family 3 bedroom 1 bath

22. 2019-11-20
    historical Contingent 205-char remark

    Show marketing remark (205 chars)

    Great 2 story that has had all the major components updated 12 yrs ago . Furnace, hot water tank central air roof and tilt in windows. .. this affordable home is great for a growing family 3 bedroom 1 bath

23. 2019-10-30
    price $44,900 205-char remark

    Show marketing remark (205 chars)

    Great 2 story that has had all the major components updated 12 yrs ago . Furnace, hot water tank central air roof and tilt in windows. .. this affordable home is great for a growing family 3 bedroom 1 bath

24. 2019-10-26
    listed $54,900 Active 205-char remark

    Show marketing remark (205 chars)

    Great 2 story that has had all the major components updated 12 yrs ago . Furnace, hot water tank central air roof and tilt in windows. .. this affordable home is great for a growing family 3 bedroom 1 bath

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$185/yr (+$15/mo · 16.9%)

ⓘ 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 · 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: $13,886
• − Mortgage interest: −$5,265
• − Property taxes: −$1,096
• − Insurance: −$470
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,735
• Taxable income: $2,097
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $2,984/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: Niles City
• NCES district ID: 3904449
• Math proficiency: 37% ▼ -22.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $37,965
• Composite: 37.02/100
• National rank: #4517
• State rank: #507 of 656 in OH

Livability — Niles

• Score: 67/100
• State rank: #628
• US rank: #11037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niles, OH
• County: Trumbull County · 61,158 people
• City population: 20,060
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 20,060
• Household income: $50,468
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 820.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 1% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -49.52%
• Current HPI: 198.7738
• 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

+100.4% since first listed

6 events — show timeline

• 2026-05-17 Listed $110,000 MLSNOW
• 2019-12-10 Sold (MLS) $38,000 MLSNOW
• 2019-12-09 Pending — MLSNOW
• 2019-11-20 Contingent — MLSNOW
• 2019-10-30 Price Changed $44,900 MLSNOW
• 2019-10-26 Listed $54,900 MLSNOW

Property tax history

+8.5%/yr

Latest (2025): $1,096 · +0.9% YoY. Source: county tax records.