205 S Aspen Ct #3 · Howland Center, OH 44484

$185,000

2 bd · 1.5 ba · 1,268 sqft · Condo public records · 9 Days on market

Built 1997 $190/mo HOA · 8% of rent

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Why this score? — see what drove the C+ 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely a beautiful condo. Open floor plan. New carpet in living room, dining room and 2 bedrooms. Interior painted in summer 2007. This is a first floor ranch with attached garage.

Key facts

• Open floor plan
• Private deck area
• Gas fireplace

Tags

• PRIVATE COMMUNITY
• OPEN FLOOR PLAN
• GAS FIREPLACE
• PRIVATE DECK AREA
• BAR STYLE SEATING
• WALK-IN CLOSETS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: $190 monthly association fee; Association covers management, insurance, grounds and structure maintenance, recreation facilities, reserve fund, snow removal, and trash; Recreation amenities include pool, clubhouse, and fitness center

Exterior

• Parking: Attached garage (1 car); Driveway; Garage faces front; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level: 1; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Year built per public records
• Exterior features: Deck; Front porch; Community pool; Common grounds; Clubhouse; Fitness center; Street lights

Interior

• Kitchen: All appliances remain; Pantry; Breakfast bar; Dishwasher; Range; Microwave; Refrigerator; Disposal; Tile counters; Laminate flooring in kitchen
• Bedrooms: Two main-level bedrooms with walk-in closets
• Flooring: Carpet in bedrooms and great room; Laminate in kitchen
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Breakfast bar; Entrance foyer; Primary bedroom on main level; Pantry; Tile counters; Walk-in closets; Gas fireplace in great room; Fireplace
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.8% 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.
• Zoned schools: Mines Elementary School (math 67% / reading 58%, grade B, #580 of 1,584 statewide, top 37%, 330 students, 41% FRL); Howland Middle School (math 56% / reading 66%, grade B+, #252 of 654 statewide, top 39%, 766 students, 38% FRL); Howland High School (math 58% / reading 74%, grade B, #155 of 781 statewide, top 20%, 742 students, 38% FRL).
• Market conditions: 92 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).
• This rent runs 42% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Recommended offer $185,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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: 1.24% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,463
• Equity at exit: $27,584

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $27,171
• Equity at exit: $15,995

Cash invested: $51,800 (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: 92
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$197 /mo · $2,363/yr
• Insurance: −$77
• HOA: −$190
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $383

Break-even live

Break-even rent $1,815

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $488	-5% $435	+0% $383	+5% $330	+10% $278
Rent	-10% $201	-5% $292	+0% $383	+5% $474	+10% $565
Rate	-1.0pp $476	-0.5pp $430	base $383	+0.5pp $335	+1.0pp $286

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Pegotty Ct NE Warren, OH	3.0	2.5	1820	$2,300	$1.26	16d	1	0.91mi

HOA detail condo

• Monthly dues: $190 · $2,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-18
   status Pending 771-char remark
2. 2026-05-13
   status Active 771-char remark
3. 2026-05-04
   status Pending 771-char remark
4. 2026-04-30
   listed $185,000 Active 771-char remark
5. 2008-06-12
   soldstatus $125,000
6. 2008-06-11
   soldstatus $125,000 184-char remark

   Show marketing remark (184 chars)

   Absolutely a beautiful condo. Open floor plan. New carpet in living room, dining room and 2 bedrooms. Interior painted in summer 2007. This is a first floor ranch with attached garage.

7. 2008-06-03
   historical 184-char remark

   Show marketing remark (184 chars)

   Absolutely a beautiful condo. Open floor plan. New carpet in living room, dining room and 2 bedrooms. Interior painted in summer 2007. This is a first floor ranch with attached garage.

8. 2007-11-04
   listed $133,900 184-char remark

   Show marketing remark (184 chars)

   Absolutely a beautiful condo. Open floor plan. New carpet in living room, dining room and 2 bedrooms. Interior painted in summer 2007. This is a first floor ranch with attached garage.

9. 2005-07-19
   soldstatus $118,250

   Show marketing remark (388 chars)

   First Floor Condo. .. Wonderfully Open & Bright!New Carpeting in Dining room & Living room (5-05), Tiled Countertops & Backsplash, New Sink & Faucet, All Appliances stay, Large walk-in closet & Ceiling Fan in Master Bedroom. .. Skylight in Master Bath. .. Drapes in Dining room & Master Bedroom do not stay. .. Chandelier in Dining room does not stay

10. 2005-07-18
    soldstatus $118,250
11. 2005-05-31
    listed $124,900

    Show marketing remark (388 chars)

    First Floor Condo. .. Wonderfully Open & Bright!New Carpeting in Dining room & Living room (5-05), Tiled Countertops & Backsplash, New Sink & Faucet, All Appliances stay, Large walk-in closet & Ceiling Fan in Master Bedroom. .. Skylight in Master Bath. .. Drapes in Dining room & Master Bedroom do not stay. .. Chandelier in Dining room does not stay

12. 2003-01-27
    soldstatus $99,000
13. 2002-12-14
    historical
14. 2002-06-18
    listed $105,000
15. 2002-05-15
    historical
16. 2001-11-20
    listed $115,000
17. 2001-08-22
    historical
18. 2001-02-22
    listed $118,000
19. 1999-09-21
    soldstatus $97,000

ⓘ 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: $2,363 · $197/mo
• Projected year-2 tax: $2,624 · $219/mo
• Expected delta: +$262/yr (+$22/mo · 11.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$10,363
• − Property taxes: −$2,363
• − Insurance: −$925
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$2,280
• − Depreciation: −$5,382
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $4,145/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: 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

+80.4% since first listed

21 events — show timeline

• 2026-05-29 Sold (Public Records) $175,000 Public Records
• 2026-05-29 Sold (MLS) $175,000 MLSNOW
• 2026-05-18 Pending — MLSNOW
• 2026-05-13 Relisted — MLSNOW
• 2026-05-04 Pending — MLSNOW
• 2026-04-30 Listed $185,000 MLSNOW
• 2008-06-12 Sold (Public Records) $125,000 Public Records
• 2008-06-11 Sold (MLS) $125,000 MLSNOW
• 2008-06-03 Listing Removed — MLSNOW
• 2007-11-04 Listed $133,900 MLSNOW
• 2005-07-19 Sold (MLS) $118,250 MLSNOW
• 2005-07-18 Sold (Public Records) $118,250 Public Records
• 2005-05-31 Listed $124,900 MLSNOW
• 2003-01-27 Sold (Public Records) $99,000 Public Records
• 2002-12-14 Listing Removed — MLSNOW
• 2002-06-18 Listed $105,000 MLSNOW
• 2002-05-15 Listing Removed — MLSNOW
• 2001-11-20 Listed $115,000 MLSNOW
• 2001-08-22 Listing Removed — MLSNOW
• 2001-02-22 Listed $118,000 MLSNOW
• 1999-09-21 Sold (Public Records) $97,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,363 · -0.1% YoY. Source: county tax records.