1113 High St NE · Warren, OH 44483

$110,000

4 bd · 2.0 ba · 2,070 sqft · MultiFamily public records · 61 Days on market

Built 1920 6,969 sqft lot $53/sqft · 8% above area Est $102k · 8% over

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Why this score? — see what drove the C+ 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
• ARV discount +3.9/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling all investors—great opportunity to add a fully rented property to your portfolio. This income-producing property features two units with a full basement that tenants can share. The first-floor unit has a long-term tenant in place, while the second-floor unit was recently updated with brand-new flooring, fresh paint, and newer light fixtures throughout. The home also offers newer windows and a shared driveway leading to a rear parking lot with ample parking. A solid, turnkey investment with immediate rental income. Preferred to be sold as package with 1103 High St. NE

Key facts

• Rear parking lot
• Ample parking
• Two units

Tags

• FULLY RENTED PROPERTY
• TWO UNITS
• FULL BASEMENT
• SHARED DRIVEWAY
• REAR PARKING LOT
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $917 ($11k/yr) — positive. Per door: $458/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 6.0% in Warren — 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 73/100 on livability (#312 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D-, commute F, employment F.
• Warren City (urban): math 22% / reading 32% proficiency, ranked #599 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 107 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• At $2,061/mo this rent would consume 50% of the median local household income ($49k/yr) (locally 989% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $62k; list at $110k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.87% ✓
• Cap rate: 16.29%
• Cash-on-cash: 35.71%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $101,867
• List price: $110,000
• Delta: 7.98%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253-255 Washington St	0.65mi	5/2.0 (+1)	2,081 (+0%)	14mo	$143,000	$69	52
716 Mercer Ave NE	0.72mi	3/2.0 (-1)	1,933 (-7%)	17mo	$114,900	$59	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: 31.4%
• Equity multiple: 2.32×
• Total profit: $40,550
• Equity at exit: $16,401

10-year hold

• IRR: 38.5%
• Equity multiple: 4.59×
• Total profit: $110,481
• 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 44483

• Home prices YoY: -16.3%
• Active inventory: 107
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$577
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $917

Break-even live

Break-even rent $901

Max offer price $110,000

Occupancy floor 51%

Sensitivity live

Price	-10% $979	-5% $948	+0% $917	+5% $885	+10% $854
Rent	-10% $754	-5% $835	+0% $917	+5% $998	+10% $1,079
Rate	-1.0pp $972	-0.5pp $945	base $917	+0.5pp $888	+1.0pp $859

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,062
Total (2 units)			$2,061

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: —

Listing history 25 events

1. 2026-06-19
   days on market $110,000 Active 61 DOM
2. 2026-06-18
   days on market $110,000 Active 60 DOM
3. 2026-06-17
   days on market $110,000 Active 59 DOM
4. 2026-06-16
   days on market $110,000 Active 58 DOM
5. 2026-06-15
   price $110,000 Active 57 DOM
6. 2026-06-15
   days on market $115,000 Active 57 DOM
7. 2026-06-14
   days on market $115,000 Active 55 DOM
8. 2026-06-13
   days on market $115,000 Active 54 DOM
9. 2026-06-10
   days on market $115,000 Active 52 DOM
10. 2026-06-09
    days on market $115,000 Active 51 DOM
11. 2026-06-08
    days on market $115,000 Active 50 DOM
12. 2026-06-07
    days on market $115,000 Active 49 DOM
13. 2026-06-05
    days on market $115,000 Active 46 DOM
14. 2026-06-02
    days on market $115,000 Active 44 DOM
15. 2026-06-01
    days on market $115,000 Active 43 DOM
16. 2026-05-31
    days on market $115,000 Active 42 DOM
17. 2026-05-30
    days on market $115,000 Active 41 DOM
18. 2026-04-19
    listed $115,000 Active 587-char remark

    Show marketing remark (587 chars)

    Calling all investors—great opportunity to add a fully rented property to your portfolio. This income-producing property features two units with a full basement that tenants can share. The first-floor unit has a long-term tenant in place, while the second-floor unit was recently updated with brand-new flooring, fresh paint, and newer light fixtures throughout. The home also offers newer windows and a shared driveway leading to a rear parking lot with ample parking. A solid, turnkey investment with immediate rental income. Preferred to be sold as package with 1103 High St. NE

19. 2023-10-06
    soldstatus $62,500 Closed 202-char remark

    Show marketing remark (202 chars)

    Well maintained duplex. 2 bedroom 1 bath units. 1st floor A 1245 Sqft. 2nd floor Unit B is 825 Sqft. Long term tenants. 100% occupied. Can be sold as a package with 1103 High St. NE. Duplex for 150,000.

20. 2023-09-28
    status Pending 202-char remark

    Show marketing remark (202 chars)

    Well maintained duplex. 2 bedroom 1 bath units. 1st floor A 1245 Sqft. 2nd floor Unit B is 825 Sqft. Long term tenants. 100% occupied. Can be sold as a package with 1103 High St. NE. Duplex for 150,000.

21. 2023-09-11
    historical Contingent 202-char remark

    Show marketing remark (202 chars)

    Well maintained duplex. 2 bedroom 1 bath units. 1st floor A 1245 Sqft. 2nd floor Unit B is 825 Sqft. Long term tenants. 100% occupied. Can be sold as a package with 1103 High St. NE. Duplex for 150,000.

22. 2023-08-14
    status Active 202-char remark

    Show marketing remark (202 chars)

    Well maintained duplex. 2 bedroom 1 bath units. 1st floor A 1245 Sqft. 2nd floor Unit B is 825 Sqft. Long term tenants. 100% occupied. Can be sold as a package with 1103 High St. NE. Duplex for 150,000.

23. 2023-07-31
    status Pending 202-char remark

    Show marketing remark (202 chars)

    Well maintained duplex. 2 bedroom 1 bath units. 1st floor A 1245 Sqft. 2nd floor Unit B is 825 Sqft. Long term tenants. 100% occupied. Can be sold as a package with 1103 High St. NE. Duplex for 150,000.

24. 2023-06-01
    listed $75,000 Active 202-char remark

    Show marketing remark (202 chars)

    Well maintained duplex. 2 bedroom 1 bath units. 1st floor A 1245 Sqft. 2nd floor Unit B is 825 Sqft. Long term tenants. 100% occupied. Can be sold as a package with 1103 High St. NE. Duplex for 150,000.

25. 2016-03-29
    soldstatus $55,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$324/yr (+$27/mo · 30.4%)

ⓘ 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: $24,732
• − Mortgage interest: −$6,162
• − Property taxes: −$1,068
• − Insurance: −$550
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$3,200
• Taxable income: $9,795
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $8,647/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: Warren City
• NCES district ID: 3904499
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $28,222
• Composite: 21.6/100
• National rank: #8299
• State rank: #599 of 656 in OH

Livability — Warren

• Score: 73/100
• State rank: #312
• US rank: #5068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, OH
• County: Trumbull County · 61,158 people
• City population: 25,805
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 25,805
• Household income: $49,017
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 989.0

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 (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% 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: ▼ -42.50%
• Current HPI: 218.3455
• 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

+109.1% since first listed

8 events — show timeline

• 2026-04-19 Listed $115,000 MLSNOW
• 2023-10-06 Sold (MLS) $62,500 MLSNOW
• 2023-09-28 Pending — MLSNOW
• 2023-09-11 Contingent — MLSNOW
• 2023-08-14 Relisted — MLSNOW
• 2023-07-31 Pending — MLSNOW
• 2023-06-01 Listed $75,000 MLSNOW
• 2016-03-29 Sold (Public Records) $55,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,068 · +1.9% YoY. Source: county tax records.