127 Courtland Ave · Campbell, OH 44405

$119,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 18 Days on market

Built 1925 6,098 sqft lot Est $126k · 6% under

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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 +19.4/30.0
• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity! This 3-bedroom, 1-bath home features a spacious dining and living room, perfect for tenants seeking comfort and functionality. Located in a quiet neighborhood. the property is currently occupied by renting tenants.

Key facts

• Turnkey property
• Updated finishes
• Conveniently located

Tags

• INVESTMENT OPPORTUNITY
• UPDATED FINISHES
• SPACIOUS LIVING AREAS
• STRONG RENTAL APPEAL
• CONVENIENTLY LOCATED
• TURNKEY PROPERTY

Property features AI

Exterior

• Parking: Driveway; Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished living area approximately 1,304; Year built per public records
• Construction: Metal siding; Asphalt and fiberglass roof
• Exterior features: 0.14-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Updated/remodeled condition; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (8.1% below list).
• Recommended offer: $109k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#425 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, schools D, amenities F.
• Campbell City (suburban): math 28% / reading 35% proficiency, ranked #580 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k appreciation (10.0% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $30k; list at $119k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,382 (8.1% below list)

Questions for the listing agent

1. Built in 1925 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.92% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $126,488
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Palmer Ave	0.38mi	3/1.0	1,248 (-4%)	8mo	$27,500	$22	68
71 Fairview St	0.31mi	3/1.5	1,210 (-7%)	6mo	$112,000	$93	67
321 Porter Ave	0.64mi	3/1.0	1,368 (+5%)	1mo	$125,000	$91	61
564 6th St	0.48mi	3/2.0	1,304 (0%)	16mo	$135,000	$104	60
252 Harold Ln	0.42mi	3/1.5	1,368 (+5%)	13mo	$146,000	$107	60
296 Sanderson Ave	0.64mi	4/1.0 (+1)	1,268 (-3%)	1mo	$94,000	$74	60
533 12th St	0.74mi	3/2.0	1,472 (+13%)	5mo	$173,000	$118	36
306 Crimson Dr	0.59mi	3/2.0	1,438 (+10%)	19mo	$215,000	$150	36
555 6th St	0.52mi	3/2.0	1,136 (-13%)	19mo	$109,900	$97	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.20×
• Total profit: $73,258
• Equity at exit: $107,205

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $208,980
• Equity at exit: $231,191

Cash invested: $33,320 (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 44405

• Home prices YoY: 26.4%
• Active inventory: 21
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $133

Break-even live

Break-even rent $925

Max offer price $119,000

Occupancy floor 83%

Sensitivity live

Price	-10% $201	-5% $167	+0% $133	+5% $100	+10% $66
Rent	-10% $47	-5% $90	+0% $133	+5% $176	+10% $220
Rate	-1.0pp $193	-0.5pp $164	base $133	+0.5pp $102	+1.0pp $71

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Lilburne Dr Youngstown, OH	3.0	1.0	988	$1,000	$1.01	14d	1	0.64mi
114 Gluck St Youngstown, OH	1.0–3.0	1.0–1.5	1075	$1,275	$1.19	14d	1	1.15mi
130 Gluck St Youngstown, OH	2.0	1.0	989	$1,065	$1.08	14d	1	1.16mi

Listing history 15 events

1. 2026-06-19
   days on market $119,000 Active 18 DOM
2. 2026-06-18
   days on market $119,000 Active 17 DOM
3. 2026-06-17
   days on market $119,000 Active 16 DOM
4. 2026-06-16
   days on market $119,000 Active 15 DOM
5. 2026-06-15
   days on market $119,000 Active 14 DOM
6. 2026-06-14
   days on market $119,000 Active 12 DOM
7. 2026-06-13
   days on market $119,000 Active 11 DOM
8. 2026-06-10
   days on market $119,000 Active 9 DOM
9. 2026-06-09
   days on market $119,000 Active 8 DOM
10. 2026-06-08
    days on market $119,000 Active 7 DOM
11. 2026-06-07
    days on market $119,000 Active 6 DOM
12. 2026-06-05
    days on market $119,000 Active 3 DOM
13. 2026-06-03
    days on market $119,000 Active 2 DOM
14. 2026-06-02
    remarks 502-char remark
15. 2026-06-02
    listed $119,000 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: $687 · $57/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$585/yr (+$49/mo · 85.2%)

ⓘ 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 ≥97°F today · 16 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: $13,126
• − Mortgage interest: −$6,666
• − Property taxes: −$687
• − Insurance: −$595
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,462
• Taxable loss: −$384
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,691/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: Campbell City
• NCES district ID: 3904370
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $31,251
• Composite: 25.64/100
• National rank: #7403
• State rank: #580 of 656 in OH

Livability — Campbell

• Score: 71/100
• State rank: #425
• US rank: #6961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbell, OH
• County: Mahoning · 224,175 people
• City population: 7,834
• Metro: Youngstown-Warren, OH
• Population (ZIP): 7,834
• Household income: $41,156
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 19.4

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 19% Two or more races 15%
• Hispanic origin (detail): Puerto Rican 22%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 10% Arabic 1%

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: ▲ 70.82%
• Current HPI: 338.7174
• 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

+325.0% since first listed

9 events — show timeline

• 2026-06-01 Listed $119,000 MLSNOW
• 2025-02-24 Sold (MLS) $30,000 MLSNOW
• 2025-02-06 Pending — MLSNOW
• 2025-01-13 Listed $49,900 MLSNOW
• 2014-04-29 Sold (MLS) $12,000 MLSNOW
• 2014-04-11 Listing Removed — MLSNOW
• 2013-08-08 Listed $15,900 MLSNOW
• 2012-11-02 Listing Removed — MLSNOW
• 2012-05-02 Listed $28,000 MLSNOW

Property tax history

-0.1%/yr

Latest (2025): $687 · -0.0% YoY. Source: county tax records.