223 Kendall Ave · Campbell, OH 44405

$237,527

8 bd · 4.0 ba · 3,472 sqft · MultiFamily public records · 2 Days on market

Built 1971 10,001 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Four units, each 2 bedroom, 1 bath.

Key facts

• Updated kitchens
• Solid brick exterior
• 0.23 acre lot

Tags

• ALL-BRICK APARTMENT BUILDING
• ROOF SHINGLES REPLACED
• VINYL REPLACEMENT WINDOWS
• UPDATED KITCHENS
• SOLID BRICK EXTERIOR
• CENTRAL BOILER SYSTEM

Property features AI

Finance

• Other: Owner pays gas, sewer, taxes, trash collection, and water; tenants pay electricity
• Financial info: Gross income: $39,000; Reported unit rents: $700 and $850 for listed two-bedroom units

Exterior

• Parking: Has garage; Has carport with 4 carport spaces; Carport and paved parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; One building on the lot
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Paved parking

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two-bedroom units
• Bathrooms: Each unit has 1 full bathroom (total 4 full bathrooms in the building)
• Heating & cooling: Gas heating; Hot water heating; Steam heating
• Interior features: Two 2-bedroom units (each with 1 bathroom); Gross annual income reported as $39,000
• Laundry & utility: Tenant pays electricity; owner pays gas, water, sewer, trash collection, and taxes

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $238k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $238k).

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; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $3,682/mo this rent would consume 107% of the median local household income ($41k/yr) (locally 19% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $44k; list at $238k implies a 434% gain — meaningful room to come down on a strong offer.

Recommended offer $237,527

Questions for the listing agent

1. Built in 1971 — 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 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: 1.55% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.2%
• Equity multiple: 4.14×
• Total profit: $208,969
• Equity at exit: $213,983

10-year hold

• IRR: 35.5%
• Equity multiple: 9.31×
• Total profit: $552,964
• Equity at exit: $461,463

Cash invested: $66,508 (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: 21.5×

Monthly cashflow live

• Estimated rent: $3,682 medium
• Mortgage (P&I): −$1,246
• Tax from tax record: −$315 /mo · $3,784/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $1,249

Break-even live

Break-even rent $2,101

Max offer price $237,527

Occupancy floor 61%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,680
Total (4 units)			$3,682

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: $59,382
• Closing costs: $7,126
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-05
   status Pending
2. 2026-05-03
   listed $237,527 Active
3. 2019-02-21
   soldstatus $44,500
4. 2018-04-26
   soldstatus $21,900 Sold 35-char remark

   Show marketing remark (35 chars)

   Four units, each 2 bedroom, 1 bath.

5. 2018-04-26
   soldstatus $21,900

   Show marketing remark (35 chars)

   Four units, each 2 bedroom, 1 bath.

6. 2018-04-12
   status Pending 35-char remark

   Show marketing remark (35 chars)

   Four units, each 2 bedroom, 1 bath.

7. 2018-04-10
   listed $20,000 Active 35-char remark

   Show marketing remark (35 chars)

   Four units, each 2 bedroom, 1 bath.

8. 2012-03-05
   historical
9. 2011-11-10
   listed $59,000
10. 2003-07-23
    soldstatus $136,800
11. 2002-09-16
    soldstatus $148,500
12. 2001-02-19
    listed $105,000
13. 2000-12-18
    historical
14. 2000-08-24
    listed $125,000

ⓘ 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: $3,784 · $315/mo
• Projected year-2 tax: $3,784 · $315/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 7 d/yr ≥96°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: $44,184
• − Mortgage interest: −$13,305
• − Property taxes: −$3,784
• − Insurance: −$1,188
• − Repairs & maintenance: −$3,535
• − Management: −$3,535
• − Depreciation: −$6,910
• Taxable income: $11,928
• Est. tax owed @ 24.0%: −$2,863
• After-tax cash flow: $12,123/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

+90.0% since first listed

14 events — show timeline

• 2026-05-05 Pending — MLSNOW
• 2026-05-03 Listed $237,527 MLSNOW
• 2019-02-21 Sold (Public Records) $44,500 Public Records
• 2018-04-26 Sold (Public Records) $21,900 Public Records
• 2018-04-26 Sold (MLS) $21,900 MLSNOW
• 2018-04-12 Pending — MLSNOW
• 2018-04-10 Listed $20,000 MLSNOW
• 2012-03-05 Listing Removed — MLSNOW
• 2011-11-10 Listed $59,000 MLSNOW
• 2003-07-23 Sold (Public Records) $136,800 Public Records
• 2002-09-16 Sold (Public Records) $148,500 Public Records
• 2001-02-19 Listed $105,000 MLSNOW
• 2000-12-18 Listing Removed — MLSNOW
• 2000-08-24 Listed $125,000 MLSNOW

Property tax history

+8.7%/yr

Latest (2025): $3,784 · +19.1% YoY. Source: county tax records.