603 Belmont Ave · Niles, OH 44446

$89,900

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 73 Days on market

Built 1923 6,098 sqft lot $81/sqft · 12% below area Est $102k · 12% 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 +30.0/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Located in Niles, this 3-bedroom, 1-bath home offers a great opportunity for investors or buyers looking to add their own personal touch. The property features a newly updated bathroom, along with a functional layout and an additional shower in the basement, adding extra convenience and potential. While the home does need some work, it provides a solid foundation to renovate, customize, and build equity. Whether you’re looking for your next investment property or a fixer-upper to make your own, this home has plenty of potential to shine with the right vision.

Key facts

• 6,098 sq ft lot
• Built 1923
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.8% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $90k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $101,842
• List price: $89,900
• Delta: -11.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 Belmont Ave	0.05mi	2/1.5 (-1)	1,150 (+4%)	11mo	$106,000	$92	75
723 High Ave	0.29mi	4/1.0 (+1)	1,102 (-0%)	11mo	$135,000	$123	72
14 Olive St	0.33mi	3/1.0	1,176 (+6%)	7mo	$95,000	$81	68
114 Russell Ave	0.57mi	3/1.0	1,140 (+3%)	4mo	$147,500	$129	66
432 Scott Ave	0.16mi	2/1.5 (-1)	1,210 (+9%)	13mo	$107,500	$89	59
213 N Bentley Ave	0.72mi	3/1.0	1,088 (-2%)	6mo	$40,000	$37	59
617 Fenton St	0.26mi	2/1.0 (-1)	1,008 (-9%)	15mo	$29,900	$30	56
220 Baldwin Ave	0.41mi	2/2.5 (-1)	1,096 (-1%)	18mo	$90,000	$82	54
304 Baldwin Ave	0.38mi	2/1.0 (-1)	946 (-14%)	3mo	$120,000	$127	51
1023 Mason St	0.37mi	2/1.0 (-1)	981 (-11%)	13mo	$71,000	$72	48
1476 Stepney St	0.74mi	3/2.0	1,055 (-5%)	9mo	$186,850	$177	46
1115 Estelle Ct	0.63mi	2/1.0 (-1)	944 (-15%)	8mo	$136,000	$144	35

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $7,139
• Equity at exit: $13,404

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $34,135
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$471
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $341

Break-even live

Break-even rent $726

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Summit Ave Niles, OH	2.0	1.0–2.0	963	$1,220	$1.27	13d	1	0.41mi
5 Circle St Unit 5 Niles, OH	2.0	1.0	1200	$850	$0.71	13d	1	0.74mi
35 Neil St #1 Niles, OH	2.0	1.0	1264	$950	$0.75	13d	1	1.07mi
1916 Youll St Niles, OH	1.0–3.0	1.0–1.5	1216	$1,130	$0.93	13d	1	1.26mi
2122 Robbins Ave Niles, OH	2.0	1.0	593	$905	$1.52	13d	1	1.33mi

Listing history 30 events

1. 2026-06-19
   days on market $89,900 Active 73 DOM
2. 2026-06-18
   days on market $89,900 Active 72 DOM
3. 2026-06-17
   days on market $89,900 Active 71 DOM
4. 2026-06-16
   days on market $89,900 Active 70 DOM
5. 2026-06-15
   days on market $89,900 Active 69 DOM
6. 2026-06-14
   days on market $89,900 Active 67 DOM
7. 2026-06-13
   days on market $89,900 Active 66 DOM
8. 2026-06-10
   days on market $89,900 Active 64 DOM
9. 2026-06-09
   days on market $89,900 Active 63 DOM
10. 2026-06-08
    days on market $89,900 Active 62 DOM
11. 2026-06-07
    pricedays on market $89,900 Active 61 DOM
12. 2026-06-03
    days on market $95,000 Active 57 DOM
13. 2026-06-02
    days on market $95,000 Active 56 DOM
14. 2026-06-01
    days on market $95,000 Active 55 DOM
15. 2026-05-31
    days on market $95,000 Active 54 DOM
16. 2026-05-30
    days on market $95,000 Active 53 DOM
17. 2026-04-26
    price $97,000 571-char remark

    Show marketing remark (571 chars)

    Located in Niles, this 3-bedroom, 1-bath home offers a great opportunity for investors or buyers looking to add their own personal touch. The property features a newly updated bathroom, along with a functional layout and an additional shower in the basement, adding extra convenience and potential. While the home does need some work, it provides a solid foundation to renovate, customize, and build equity. Whether you’re looking for your next investment property or a fixer-upper to make your own, this home has plenty of potential to shine with the right vision.

18. 2026-04-07
    listed $105,000 Active 571-char remark

    Show marketing remark (571 chars)

    Located in Niles, this 3-bedroom, 1-bath home offers a great opportunity for investors or buyers looking to add their own personal touch. The property features a newly updated bathroom, along with a functional layout and an additional shower in the basement, adding extra convenience and potential. While the home does need some work, it provides a solid foundation to renovate, customize, and build equity. Whether you’re looking for your next investment property or a fixer-upper to make your own, this home has plenty of potential to shine with the right vision.

19. 2021-03-12
    soldstatus $49,000 Closed 225-char remark

    Show marketing remark (225 chars)

    Welcome to 603 Belmont! Nice 3 bedroom with 1 full bath in Niles. Property was formally a rental at $650 a month! Owners serviced furnace yearly. Updates to include roof 2008, AC 2018 and new electrical box and outlets 2015.

20. 2021-03-12
    soldstatus $49,000

    Show marketing remark (225 chars)

    Welcome to 603 Belmont! Nice 3 bedroom with 1 full bath in Niles. Property was formally a rental at $650 a month! Owners serviced furnace yearly. Updates to include roof 2008, AC 2018 and new electrical box and outlets 2015.

21. 2021-03-08
    status Pending 225-char remark

    Show marketing remark (225 chars)

    Welcome to 603 Belmont! Nice 3 bedroom with 1 full bath in Niles. Property was formally a rental at $650 a month! Owners serviced furnace yearly. Updates to include roof 2008, AC 2018 and new electrical box and outlets 2015.

22. 2021-01-31
    historical Contingent 225-char remark

    Show marketing remark (225 chars)

    Welcome to 603 Belmont! Nice 3 bedroom with 1 full bath in Niles. Property was formally a rental at $650 a month! Owners serviced furnace yearly. Updates to include roof 2008, AC 2018 and new electrical box and outlets 2015.

23. 2020-10-29
    price $49,900 225-char remark

    Show marketing remark (225 chars)

    Welcome to 603 Belmont! Nice 3 bedroom with 1 full bath in Niles. Property was formally a rental at $650 a month! Owners serviced furnace yearly. Updates to include roof 2008, AC 2018 and new electrical box and outlets 2015.

24. 2020-09-30
    price $55,000 225-char remark

    Show marketing remark (225 chars)

    Welcome to 603 Belmont! Nice 3 bedroom with 1 full bath in Niles. Property was formally a rental at $650 a month! Owners serviced furnace yearly. Updates to include roof 2008, AC 2018 and new electrical box and outlets 2015.

25. 2020-09-01
    listed $59,900 Active 225-char remark

    Show marketing remark (225 chars)

    Welcome to 603 Belmont! Nice 3 bedroom with 1 full bath in Niles. Property was formally a rental at $650 a month! Owners serviced furnace yearly. Updates to include roof 2008, AC 2018 and new electrical box and outlets 2015.

26. 2019-09-10
    historical
27. 2019-03-10
    listed $64,900 Active
28. 2007-08-24
    soldstatus $42,000
29. 2007-08-23
    soldstatus $43,000
30. 2006-01-26
    listed $54,900

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$316/yr (+$26/mo · 40.9%)

ⓘ 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 ≥97°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: −$5,036
• − Property taxes: −$771
• − Insurance: −$450
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,615
• Taxable income: $2,793
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,422/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

+76.7% since first listed

14 events — show timeline

• 2026-04-26 Price Changed $97,000 MLSNOW
• 2026-04-07 Listed $105,000 MLSNOW
• 2021-03-12 Sold (Public Records) $49,000 Public Records
• 2021-03-12 Sold (MLS) $49,000 MLSNOW
• 2021-03-08 Pending — MLSNOW
• 2021-01-31 Contingent — MLSNOW
• 2020-10-29 Price Changed $49,900 MLSNOW
• 2020-09-30 Price Changed $55,000 MLSNOW
• 2020-09-01 Listed $59,900 MLSNOW
• 2019-09-10 Listing Removed — MLSNOW
• 2019-03-10 Listed $64,900 MLSNOW
• 2007-08-24 Sold (Public Records) $42,000 Public Records
• 2007-08-23 Sold (MLS) $43,000 MLSNOW
• 2006-01-26 Listed $54,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $771 · +0.9% YoY. Source: county tax records.