8629 Huntley Dr SE · Howland Center, OH 44484

$110,000

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 54 Days on market

Built 1950 0.59 ac 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Bigger than it Looks! Tucked away on a private dead end street in Howland is this 6 Bedroom, 3.5 Bath Home. There is a Living room with Fireplace, a huge Kitchen, 1st floor Master Suite, 1st floor Laundry, Garage has a 2nd floor, great for storage. Tons of Potential! There is an extra lot that goes with property acreage is . 55. The lot is on the other side of the neighbors to the left. You will see a small wooded area and that goes with subject . This is a HUD property managed by Raine Company - Case #412-942082 - Property is being sold "As Is". Neither the Seller nor its representatives make any representations or warranties regarding the Property. Buyer to do due diligence. IE

Key facts

• Huge kitchen
• 1st floor laundry
• 0.59 acre lot

Tags

• PRIVATE DEAD END STREET
• LIVING ROOM WITH FIREPLACE
• HUGE KITCHEN
• 1ST FLOOR MASTER SUITE
• 1ST FLOOR LAUNDRY
• GARAGE HAS A 2ND FLOOR

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway parking
• Utilities: Public sewer; Well water
• Home design: Two-story home; Above-grade finished area approximately 2,613
• Construction: Asphalt/fiberglass roof; Year built (public records)
• Exterior features: Driveway; Detached garage; Garage access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Additional bedrooms on first and second levels (total bedrooms listed across levels)
• Bathrooms: Three full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas heating
• Interior features: Living room with fireplace; Partial, unfinished basement; Eat-in kitchen; Bonus room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Howland Springs Elementary School (235 students, 42% 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: 90 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).
• This rent runs 30% 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1950 — 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. 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 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: 1.49% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $237,541
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
822 Shadowood Ln SE	0.23mi	4/3.0 (+1)	1,513 (0%)	4mo	$299,500	$198	73
732 Laurelwood Dr SE	0.68mi	3/1.5	1,506 (-0%)	10mo	$210,000	$139	57
459 Willow Dr SE	0.72mi	3/2.0	1,362 (-10%)	20mo	$180,000	$132	29
550 Chipola Ct SE	0.71mi	3/1.5	1,656 (+10%)	24mo	$259,900	$157	29
8291 Dawson Dr SE	0.71mi	3/2.0	1,296 (-14%)	21mo	$240,000	$185	21

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $12,120
• Equity at exit: $16,401

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $49,296
• Equity at exit: $9,511

Cash invested: $30,800 (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: 90
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$205 /mo · $2,463/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $469

Break-even live

Break-even rent $1,048

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $531	-5% $500	+0% $469	+5% $438	+10% $407
Rent	-10% $339	-5% $404	+0% $469	+5% $534	+10% $599
Rate	-1.0pp $525	-0.5pp $497	base $469	+0.5pp $441	+1.0pp $412

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Niles Cortland Rd SE Warren, OH	4.0	2.0	1784	$1,600	$0.90	15d	1	0.79mi
10 Sandpiper Trl SE Warren, OH	2.0–3.0	1.5–2.5	1150	$1,710	$1.49	15d	6	1.15mi

Listing history 13 events

1. 2026-05-04
   status Pending
2. 2026-04-20
   price $110,000
3. 2026-04-09
   status Active
4. 2026-02-24
   status Pending
5. 2026-02-24
   status Active
6. 2026-02-12
   status Active
7. 2026-01-14
   status Active
8. 2025-11-10
   status Pending
9. 2025-11-10
   status Active
10. 2025-10-22
    listed $140,000 Active
11. 2024-03-29
    soldstatus $138,840
12. 2020-04-06
    soldstatus $121,000
13. 1989-02-13
    soldstatus $15,000

ⓘ 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: $2,463 · $205/mo
• Projected year-2 tax: $2,463 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 6 d/yr ≥97°F today · 15 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: $19,702
• − Mortgage interest: −$6,162
• − Property taxes: −$2,463
• − Insurance: −$550
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$3,200
• Taxable income: $4,175
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $4,627/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

• Census place: Howland Center, OH
• 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

+633.3% since first listed

13 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-04-20 Price Changed $110,000 MLSNOW
• 2026-04-09 Relisted — MLSNOW
• 2026-02-24 Pending — MLSNOW
• 2026-02-24 Relisted — MLSNOW
• 2026-02-12 Relisted — MLSNOW
• 2026-01-14 Relisted — MLSNOW
• 2025-11-10 Pending — MLSNOW
• 2025-11-10 Relisted — MLSNOW
• 2025-10-22 Listed $140,000 MLSNOW
• 2024-03-29 Sold (Public Records) $138,840 Public Records
• 2020-04-06 Sold (Public Records) $121,000 Public Records
• 1989-02-13 Sold (Public Records) $15,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,463 · +0.6% YoY. Source: county tax records.