3765 Boston Ave SE · Bolindale, OH 44484

$179,500

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 21 Days on market

Built 1966 0.28 ac lot Est $191k · 6% under

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Why this score? — see what drove the D+ 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 +14.4/30.0
• ARV discount +10.1/15.0
• Schools +5.3/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3765 Boston Ave, where modern updates and timeless charm come together to create a home you'll love from the moment you walk through the door. This beautifully renovated 3-bedroom, 1-bath home has been thoughtfully updated throughout, offering a truly move-in-ready experience. Step inside to discover freshly painted interiors complemented by beautifully refinished hardwood floors stained in a rich dark oak finish, creating a warm and inviting atmosphere. The updated kitchen is sure to impress with its fresh flooring, new countertops, and stylish backsplash, providing both functionality and contemporary appeal. The fully remodeled bathroom showcases quality finishes and a clean, m

Key facts

• Modern updates
• Stylish backsplash
• Updated kitchen

Tags

• MODERN UPDATES
• FRESHLY PAINTED INTERIORS
• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• NEW COUNTERTOPS
• STYLISH BACKSPLASH

Property features AI

Finance

• Financial info: Annual taxes reported (2025)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Deck

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $37 ($442/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (16.9% below list).
• Recommended offer: $149k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#386 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, 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: 92 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $180k implies a 187% gain — meaningful room to come down on a strong offer.

Recommended offer $149,252 (16.9% below list)

Questions for the listing agent

1. Built in 1966 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $190,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3845 Hightree Ave SE	0.16mi	3/2.0	1,320 (-5%)	10mo	$190,000	$144	71
3622 Valacamp Ave SE	0.29mi	3/2.0	1,422 (+2%)	10mo	$195,000	$137	70
3744 Valacamp Ave SE	0.28mi	3/1.5	1,500 (+8%)	7mo	$205,000	$137	66
3435 Woodbine Ave SE	0.26mi	3/2.5	1,287 (-8%)	5mo	$184,900	$144	65
1527 N Main St	0.42mi	3/2.0	1,352 (-3%)	9mo	$152,900	$113	64
1225 Beech St	0.41mi	3/1.0	1,248 (-10%)	4mo	$107,000	$86	61
22 Camrose Dr	0.45mi	3/2.0	1,554 (+12%)	11mo	$216,500	$139	47
245 North Rd	0.64mi	4/2.0 (+1)	1,500 (+8%)	3mo	$181,000	$121	46
161 Bentwillow Dr	0.66mi	3/1.5	1,508 (+8%)	12mo	$185,000	$123	43
178 Summerberry Ln	0.71mi	3/1.5	1,528 (+10%)	9mo	$190,000	$124	41
3420 Draper Ave	0.58mi	4/2.0 (+1)	1,590 (+14%)	12mo	$170,000	$107	31
148 Summerberry Ln	0.66mi	4/3.0 (+1)	1,248 (-10%)	10mo	$224,480	$180	30

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-26,778
• Equity at exit: $26,764

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-20,450
• Equity at exit: $15,520

Cash invested: $50,260 (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: 92
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $37

Break-even live

Break-even rent $1,446

Max offer price $179,500

Occupancy floor 93%

Sensitivity live

Price	-10% $138	-5% $88	+0% $37	+5% $-14	+10% $-65
Rent	-10% $-81	-5% $-22	+0% $37	+5% $96	+10% $155
Rate	-1.0pp $127	-0.5pp $82	base $37	+0.5pp $-10	+1.0pp $-57

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-23
   days on market $179,500 Active 21 DOM
2. 2026-06-22
   pricedays on market $179,500 Active 20 DOM
3. 2026-06-19
   days on market $182,000 Active 18 DOM
4. 2026-06-18
   days on market $182,000 Active 17 DOM
5. 2026-06-17
   days on market $182,000 Active 16 DOM
6. 2026-06-16
   days on market $182,000 Active 15 DOM
7. 2026-06-15
   days on market $182,000 Active 14 DOM
8. 2026-06-14
   days on market $182,000 Active 12 DOM
9. 2026-06-13
   days on market $182,000 Active 11 DOM
10. 2026-06-10
    days on market $182,000 Active 9 DOM
11. 2026-06-09
    days on market $182,000 Active 8 DOM
12. 2026-06-08
    days on market $182,000 Active 7 DOM
13. 2026-06-07
    days on market $182,000 Active 6 DOM
14. 2026-06-05
    days on market $182,000 Active 3 DOM
15. 2026-06-02
    remarks 699-char remark
16. 2026-06-02
    listed $182,000 Active 1 DOM

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$643/yr (+$54/mo · 42.5%)

ⓘ 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 ≥98°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: $17,910
• − Mortgage interest: −$10,055
• − Property taxes: −$1,514
• − Insurance: −$898
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$5,222
• Taxable loss: −$2,643
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $1,076/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 — Bolindale

• Score: 72/100
• State rank: #386
• US rank: #6265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolindale, OH
• County: Trumbull · 193,293 people
• 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

+191.2% since first listed

2 events — show timeline

• 2026-05-31 Listed $182,000 MLSNOW
• 2025-07-31 Sold (Public Records) $62,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,514 · -0.6% YoY. Source: county tax records.