5450 Park Rd · Leavittsburg, OH 44430

$49,900

4 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 41 Days on market

Built 1929 0.96 ac lot

---

Why this score? — see what drove the A- 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
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Call today and learn about this great opportunity to own 5450 Park Rd. The offers 4 bedrooms 2 full bathrooms hard wood floors and a large enclosed front porch. Step outside to find almost 1 Arce on two lots.

Key facts

• Hard wood floors
• 0.96 acre lot
• Garage

Tags

• HARD WOOD FLOORS
• LARGE ENCLOSED FRONT PORCH
• ALMOST 1 ACRE ON TWO LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#567 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Labrae Local (suburban): math 56% / reading 65% proficiency, ranked #288 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (10.0% local appreciation)).
• Trumbull County population projected at -22% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1929 — 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 A-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: 2.37% ✓
• Cap rate: 20.37%
• Cash-on-cash: 50.26%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 Ruth Ave	0.16mi	3/1.5 (-1)	1,243 (-4%)	3mo	$175,000	$141	78
5394 Park Rd	0.06mi	3/1.0 (-1)	1,238 (-4%)	19mo	$145,000	$117	66
580 Ruth Ave	0.16mi	3/1.0 (-1)	1,367 (+6%)	14mo	$140,000	$102	64
410 Hobart Rd	0.44mi	3/2.0 (-1)	1,240 (-4%)	9mo	$155,000	$125	58
728 Potic Dr	0.43mi	3/1.0 (-1)	1,146 (-12%)	2mo	$156,691	$137	52
541 N Leavitt Rd	0.40mi	3/1.0 (-1)	1,392 (+7%)	18mo	$48,200	$35	47
4558 Eagle Creek Rd	0.57mi	3/1.5 (-1)	1,440 (+11%)	8mo	$215,000	$149	43
5331 Eagle Creek Rd	0.57mi	3/1.5 (-1)	1,483 (+14%)	14mo	$143,000	$96	33
5597 Eagle Crk	0.72mi	3/1.0 (-1)	1,115 (-14%)	7mo	$152,000	$136	30
4431 Turner Rd	0.57mi	3/1.5 (-1)	1,452 (+12%)	24mo	$168,000	$116	29

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: 63.8%
• Equity multiple: 5.61×
• Total profit: $64,468
• Equity at exit: $44,954

10-year hold

• IRR: 57.4%
• Equity multiple: 12.49×
• Total profit: $160,581
• Equity at exit: $96,945

Cash invested: $13,972 (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 44430

• Home prices YoY: 8.9%
• Active inventory: 9
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $585

Break-even live

Break-even rent $444

Max offer price $49,900

Occupancy floor 46%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-01-10
   status Pending
2. 2025-11-28
   listed $49,900 Active
3. 2025-09-15
   soldstatus $36,000
4. 1990-05-15
   soldstatus $45,300

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $816 · $68/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 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: $14,213
• − Mortgage interest: −$2,795
• − Property taxes: −$816
• − Insurance: −$250
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$1,452
• Taxable income: $6,626
• Est. tax owed @ 24.0%: −$1,590
• After-tax cash flow: $5,432/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: Labrae Local
• NCES district ID: 3905024
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $46,322
• Composite: 51.11/100
• National rank: #1766
• State rank: #288 of 656 in OH

Livability — Leavittsburg

• Score: 68/100
• State rank: #567
• US rank: #9723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leavittsburg, OH
• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 4,554
• Household income: $57,500
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 18.6

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 (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 19.30%
• Current HPI: 235.3891
• 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

+10.2% since first listed

4 events — show timeline

• 2026-01-10 Pending — MLSNOW
• 2025-11-28 Listed $49,900 MLSNOW
• 2025-09-15 Sold (Public Records) $36,000 Public Records
• 1990-05-15 Sold (Public Records) $45,300 Public Records

Property tax history

+1.3%/yr

Latest (2025): $816 · -1.2% YoY. Source: county tax records.