2375 Silver Fox · Howland Center, OH 44484

$182,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 2 Days on market

Built 1952 0.33 ac lot Est $203k · 10% 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 +28.0/30.0
• ARV discount +11.9/15.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Cape Cod off the beaten path but close to everything. Home features 3 bedrooms, spacious eat-in kitchen, very large master bedroom with built-ins, full basement & 2.5 car heated garage & covered patio. Can be shown on short notice. Interior photos coming soon

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Detached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Asphalt/fiberglass roof
• Construction: Built per public records; Block foundation
• Exterior features: Vinyl siding

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two main-level bedrooms; One bedroom on second level
• Flooring: Wood flooring in a first-floor bedroom; Carpet in second-floor bedroom and living room
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Cap rate 10.0% vs local median 3.9% in Howland Center — 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 76/100 on livability (#207 in OH, #3,283 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,900

Questions for the listing agent

1. Built in 1952 — 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 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?
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 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: 1.26% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $202,944
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8848 King Graves Rd NE	0.12mi	2/2.0 (-1)	1,314 (-2%)	8mo	$219,900	$167	75
2133 Silver Fox Ln NE	0.20mi	3/1.5	1,432 (+6%)	5mo	$150,000	$105	74
8655 Stetson Dr NE	0.25mi	4/1.0 (+1)	1,358 (+1%)	12mo	$179,000	$132	72
2193 Howland Wilson Rd NE	0.37mi	3/2.0	1,214 (-10%)	8mo	$195,000	$161	56
2020 Howland Wilson Rd NE	0.49mi	3/2.0	1,413 (+5%)	14mo	$235,000	$166	53
8538 Carriage Hill Dr NE	0.51mi	4/2.5 (+1)	1,456 (+8%)	19mo	$220,000	$151	35
7935 Sutton Pl NE	0.71mi	3/1.0	1,520 (+13%)	22mo	$225,000	$148	27

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $6,481
• Equity at exit: $27,271

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $52,226
• Equity at exit: $15,814

Cash invested: $51,212 (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: 87
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$959
• Tax from tax record: −$215 /mo · $2,579/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $567

Break-even live

Break-even rent $1,583

Max offer price $182,900

Occupancy floor 70%

Sensitivity live

Price	-10% $670	-5% $618	+0% $567	+5% $515	+10% $463
Rent	-10% $385	-5% $476	+0% $567	+5% $658	+10% $748
Rate	-1.0pp $659	-0.5pp $613	base $567	+0.5pp $519	+1.0pp $471

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Pegotty Ct NE Warren, OH	3.0	2.5	1820	$2,300	$1.26	14d	1	1.33mi

Listing history 2 events

1. 2026-05-30
   status $182,900 Pending 2 DOM
2. 2026-05-26
   listed $182,900 Active

ⓘ 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: $2,579 · $215/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$137/yr (+$11/mo · 5.3%)

ⓘ 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$10,245
• − Property taxes: −$2,579
• − Insurance: −$914
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,321
• Taxable income: $4,124
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $5,811/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 — Howland Center

• Score: 76/100
• State rank: #207
• US rank: #3283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• City population: 21,634
• 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

1 event — show timeline

• 2026-05-26 Listed $182,900 MLSNOW

Property tax history

+8.7%/yr

Latest (2025): $2,579 · +0.6% YoY. Source: county tax records.