416 N Cedar Ave · Niles, OH 44446

$80,000

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 38 Days on market

Built 1900 7,200 sqft lot $74/sqft · at area comps Est $88k · 9% 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 +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

If you are looking for a move-in ready home with a layout that makes living easy, you will want to see this one in person! Conveniently enter this updated home through the spacious mudroom with storage and a place to drop your coats and shoes. The large eat-in kitchen offers plenty of cabinet space and a ceramic tile floor. A spacious, updated laundry room and full bath are located off the kitchen (with unique cement tile floors). Relax in the newly carpeted living room, then retreat to the first-floor bedroom. Up the stairs, you will find 2 tandem bedrooms with double closets and new flooring. The covered back deck is perfect for casual entertaining! Seller is offering a 1yr Home Warranty for added peace of mind. Call for your private showing today!

Key facts

• Mudroom with storage
• First-floor bedroom
• Large eat-in kitchen

Tags

• MUDROOM WITH STORAGE
• LARGE EAT-IN KITCHEN
• CERAMIC TILE FLOOR
• UPDATED LAUNDRY ROOM
• NEWLY CARPETED LIVING ROOM
• FIRST-FLOOR BEDROOM

Property features AI

Exterior

• Parking: No garage; unpaved parking
• Utilities: Public water; Public sewer; Gas available (for heating)
• Home design: Two-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Built (year from public records)
• Exterior features: Covered porch; Deck

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One main-level bedroom; Additional bedrooms on second level
• Flooring: Laminate flooring in some bedrooms and mud room; Ceramic tile in the kitchen; Other flooring in bathroom and laundry
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating
• Interior features: Window treatments throughout; Partial, unfinished basement
• Laundry & utility: Dedicated laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 at typical pace (median 14d on market — plan ~3-4 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1900 — 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: 1.37% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.50%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $87,508
• List price: $80,000
• Delta: -8.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 N Bentley Ave	0.38mi	3/1.0	1,088 (+1%)	6mo	$40,000	$37	76
14 Evans St	0.14mi	2/1.5 (-1)	994 (-8%)	2mo	$145,000	$146	71
804 Hartzell Ave	0.48mi	2/1.5 (-1)	1,086 (+0%)	0mo	$168,700	$155	69
504 Lincoln Ave	0.26mi	3/2.0	1,175 (+9%)	4mo	$165,000	$140	66
819 Niles Vienna Rd	0.58mi	3/2.0	1,125 (+4%)	1mo	$148,000	$132	61
732 Washington Ave	0.27mi	2/1.0 (-1)	1,179 (+9%)	11mo	$132,500	$112	58
39 Wayne St	0.19mi	2/1.0 (-1)	936 (-14%)	10mo	$90,000	$96	55
114 Wilson Ave	0.65mi	2/1.0 (-1)	1,112 (+3%)	12mo	$150,000	$135	50
930 Lafayette Ave	0.35mi	3/2.5	1,206 (+12%)	12mo	$157,500	$131	48
820 Hartzell Ave	0.50mi	3/2.0	1,240 (+15%)	3mo	$160,000	$129	46
1115 Estelle Ct	0.58mi	2/1.0 (-1)	944 (-13%)	8mo	$136,000	$144	40
1023 Mason St	0.70mi	2/1.0 (-1)	981 (-9%)	13mo	$71,000	$72	36

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $9,028
• Equity at exit: $11,928

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $36,167
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$420
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $345

Break-even live

Break-even rent $657

Max offer price $80,000

Occupancy floor 63%

Sensitivity live

Price	-10% $391	-5% $368	+0% $345	+5% $323	+10% $300
Rent	-10% $259	-5% $302	+0% $345	+5% $389	+10% $432
Rate	-1.0pp $386	-0.5pp $366	base $345	+0.5pp $325	+1.0pp $304

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Circle St Unit 5 Niles, OH	2.0	1.0	1200	$850	$0.71	14d	1	0.37mi
35 Neil St #1 Niles, OH	2.0	1.0	1264	$950	$0.75	14d	1	0.71mi
701 Summit Ave Niles, OH	2.0	1.0–2.0	963	$1,220	$1.27	14d	1	1.09mi
1916 Youll St Niles, OH	1.0–3.0	1.0–1.5	1216	$1,130	$0.93	14d	1	1.31mi
2122 Robbins Ave Niles, OH	2.0	1.0	593	$905	$1.52	14d	1	1.46mi

Listing history 37 events

1. 2026-06-19
   days on market $80,000 Active 38 DOM
2. 2026-06-18
   days on market $80,000 Active 37 DOM
3. 2026-06-17
   days on market $80,000 Active 36 DOM
4. 2026-06-16
   days on market $80,000 Active 35 DOM
5. 2026-06-15
   days on market $80,000 Active 34 DOM
6. 2026-06-14
   days on market $80,000 Active 32 DOM
7. 2026-06-13
   days on market $80,000 Active 31 DOM
8. 2026-06-10
   days on market $80,000 Active 29 DOM
9. 2026-06-09
   days on market $80,000 Active 28 DOM
10. 2026-06-08
    days on market $80,000 Active 27 DOM
11. 2026-06-07
    days on market $80,000 Active 26 DOM
12. 2026-06-03
    days on market $80,000 Active 22 DOM
13. 2026-06-02
    days on market $80,000 Active 21 DOM
14. 2026-06-01
    days on market $80,000 Active 20 DOM
15. 2026-05-31
    days on market $80,000 Active 19 DOM
16. 2026-05-30
    days on market $80,000 Active 18 DOM
17. 2026-05-12
    listed $85,000 Active 820-char remark
18. 2026-01-15
    historical
19. 2025-12-04
    status Active
20. 2025-11-18
    historical Contingent
21. 2025-11-13
    listed $85,000 Active
22. 2023-06-12
    historical
23. 2023-02-02
    soldstatus $55,000 Closed

    Show marketing remark (760 chars)

    If you are looking for a move-in ready home with a layout that makes living easy, you will want to see this one in person! Conveniently enter this updated home through the spacious mudroom with storage and a place to drop your coats and shoes. The large eat-in kitchen offers plenty of cabinet space and a ceramic tile floor. A spacious, updated laundry room and full bath are located off the kitchen (with unique cement tile floors). Relax in the newly carpeted living room, then retreat to the first-floor bedroom. Up the stairs, you will find 2 tandem bedrooms with double closets and new flooring. The covered back deck is perfect for casual entertaining! Seller is offering a 1yr Home Warranty for added peace of mind. Call for your private showing today!

24. 2023-02-02
    soldstatus $55,000

    Show marketing remark (760 chars)

    If you are looking for a move-in ready home with a layout that makes living easy, you will want to see this one in person! Conveniently enter this updated home through the spacious mudroom with storage and a place to drop your coats and shoes. The large eat-in kitchen offers plenty of cabinet space and a ceramic tile floor. A spacious, updated laundry room and full bath are located off the kitchen (with unique cement tile floors). Relax in the newly carpeted living room, then retreat to the first-floor bedroom. Up the stairs, you will find 2 tandem bedrooms with double closets and new flooring. The covered back deck is perfect for casual entertaining! Seller is offering a 1yr Home Warranty for added peace of mind. Call for your private showing today!

25. 2023-01-15
    status Pending

    Show marketing remark (760 chars)

    If you are looking for a move-in ready home with a layout that makes living easy, you will want to see this one in person! Conveniently enter this updated home through the spacious mudroom with storage and a place to drop your coats and shoes. The large eat-in kitchen offers plenty of cabinet space and a ceramic tile floor. A spacious, updated laundry room and full bath are located off the kitchen (with unique cement tile floors). Relax in the newly carpeted living room, then retreat to the first-floor bedroom. Up the stairs, you will find 2 tandem bedrooms with double closets and new flooring. The covered back deck is perfect for casual entertaining! Seller is offering a 1yr Home Warranty for added peace of mind. Call for your private showing today!

26. 2023-01-09
    historical Contingent

    Show marketing remark (760 chars)

    If you are looking for a move-in ready home with a layout that makes living easy, you will want to see this one in person! Conveniently enter this updated home through the spacious mudroom with storage and a place to drop your coats and shoes. The large eat-in kitchen offers plenty of cabinet space and a ceramic tile floor. A spacious, updated laundry room and full bath are located off the kitchen (with unique cement tile floors). Relax in the newly carpeted living room, then retreat to the first-floor bedroom. Up the stairs, you will find 2 tandem bedrooms with double closets and new flooring. The covered back deck is perfect for casual entertaining! Seller is offering a 1yr Home Warranty for added peace of mind. Call for your private showing today!

27. 2023-01-06
    listed $68,000 Active

    Show marketing remark (760 chars)

    If you are looking for a move-in ready home with a layout that makes living easy, you will want to see this one in person! Conveniently enter this updated home through the spacious mudroom with storage and a place to drop your coats and shoes. The large eat-in kitchen offers plenty of cabinet space and a ceramic tile floor. A spacious, updated laundry room and full bath are located off the kitchen (with unique cement tile floors). Relax in the newly carpeted living room, then retreat to the first-floor bedroom. Up the stairs, you will find 2 tandem bedrooms with double closets and new flooring. The covered back deck is perfect for casual entertaining! Seller is offering a 1yr Home Warranty for added peace of mind. Call for your private showing today!

28. 2018-10-04
    soldstatus $22,000 Sold
29. 2018-09-20
    status Pending
30. 2018-09-05
    price $24,900
31. 2018-09-05
    status Active
32. 2018-08-31
    historical
33. 2018-04-11
    price $28,500
34. 2018-02-23
    listed $33,500 Active
35. 1999-08-06
    soldstatus $32,000
36. 1997-03-31
    historical
37. 1996-09-06
    listed $34,900

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $1,019 · $85/mo
• Expected delta: +$229/yr (+$19/mo · 28.9%)

ⓘ 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 · 18 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: −$4,481
• − Property taxes: −$791
• − Insurance: −$400
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,327
• Taxable income: $3,026
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,418/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

+129.2% since first listed

22 events — show timeline

• 2026-05-20 Price Changed $80,000 MLSNOW
• 2026-05-12 Listed $85,000 MLSNOW
• 2026-01-15 Listing Removed — MLSNOW
• 2025-12-04 Relisted — MLSNOW
• 2025-11-18 Contingent — MLSNOW
• 2025-11-13 Listed $85,000 MLSNOW
• 2023-06-12 Rental Removed — YESMLS
• 2023-02-02 Sold (Public Records) $55,000 Public Records
• 2023-02-02 Sold (MLS) $55,000 MLSNOW
• 2023-01-15 Pending — MLSNOW
• 2023-01-09 Contingent — MLSNOW
• 2023-01-06 Listed $68,000 MLSNOW
• 2018-10-04 Sold (MLS) $22,000 MLSNOW
• 2018-09-20 Pending — MLSNOW
• 2018-09-05 Price Changed $24,900 MLSNOW
• 2018-09-05 Relisted — MLSNOW
• 2018-08-31 Listing Removed — MLSNOW
• 2018-04-11 Price Changed $28,500 MLSNOW
• 2018-02-23 Listed $33,500 MLSNOW
• 1999-08-06 Sold (Public Records) $32,000 Public Records
• 1997-03-31 Listing Removed — MLSNOW
• 1996-09-06 Listed $34,900 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $791 · +0.9% YoY. Source: county tax records.