15 Beaver Ave · Niles, OH 44446

$149,989

3 bd · 1.0 ba · 1,814 sqft · SingleFamily public records · 64 Days on market

Built 1908 4,273 sqft lot Est $104k · 44% over

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 15 Beaver St in Niles—a spacious corner-lot property offering exceptional versatility and value-add potential. Originally designed as a large single-family home, this property has been thoughtfully converted into a duplex, creating multiple opportunities for investors or owner-occupants alike. Currently vacant and undergoing renovations, the home is ready for its next owner to complete the updates and bring their vision to life. With the ability to generate approximately $2,000 per month in rental income once finished, this property presents a strong opportunity for cash flow and long-term appreciation. Each unit offers generous living space, making it attractive for tenants seeking comfort and functionality. For those looking beyond investment use, the layout also allows for an easy conversion back to a single-family residence. The home’s size and structure provide the flexibility to create a large primary residence with ample living space, ideal for those needing room to grow. Positioned on a desirable corner lot, the property benefits from additional yard space, accessibility, and curb appeal. Its location offers convenient access to local amenities, shopping, dining, and major roadways, adding to its overall appeal for both occupants and tenants. Whether you are an investor seeking your next value-add project, a buyer interested in house hacking, or someone looking to customize a home to fit your needs, this property delivers multiple paths to success. With solid income potential, flexible use options, and room for customization, This is a unique opportunity you won’t want to miss.

Key facts

• Versatile layout
• Corner-lot
• Investment potential

Tags

• CORNER-LOT
• DUPLEX
• ONGOING RENOVATIONS
• RENTAL INCOME
• VERSATILE LAYOUT
• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $6 ($77/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 $120k (20.2% below list).
• Recommended offer: $120k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#628 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Niles City (suburban): math 37% / reading 52% proficiency, ranked #507 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k 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 64 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,726 (20.2% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.80% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (median comp): $104,132
• List price: $149,989
• Delta: 44.04%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Bond St	0.26mi	4/1.5 (+1)	1,816 (+0%)	11mo	$165,000	$91	72
331 Wood Ave	0.44mi	3/2.0	1,712 (-6%)	1mo	$81,900	$48	65
38 Franklin Ave	0.51mi	3/1.5	1,926 (+6%)	7mo	$125,000	$65	58
724 N Bentley Ave	0.62mi	3/1.5	1,890 (+4%)	6mo	$225,000	$119	57
125 N Arlington Ave	0.58mi	3/2.0	1,727 (-5%)	6mo	$127,000	$74	56
316 Lafayette Ave	0.30mi	3/1.5	1,584 (-13%)	9mo	$139,900	$88	55
163 N Chestnut Ave	0.64mi	4/1.5 (+1)	1,739 (-4%)	1mo	$165,500	$95	55
850 Vienna Ave	0.58mi	3/2.0	1,952 (+8%)	2mo	$177,400	$91	55
22 N Arlington Ave	0.62mi	4/2.0 (+1)	1,940 (+7%)	1mo	$82,000	$42	49
737 N Bentley Ave	0.66mi	3/2.5	1,928 (+6%)	6mo	$246,000	$128	48
820 Cynthia Ct	0.66mi	3/2.0	1,982 (+9%)	6mo	$154,000	$78	45
855 Lincoln Ave	0.71mi	3/2.0	2,031 (+12%)	8mo	$141,000	$69	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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-23,938
• Equity at exit: $22,364

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-20,487
• Equity at exit: $12,968

Cash invested: $41,997 (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 44446

• Home prices YoY: -19.9%
• Active inventory: 65
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $6

Break-even live

Break-even rent $1,189

Max offer price $149,989

Occupancy floor 94%

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: $37,497
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Neil St #1 Niles, OH	2.0	1.0	1264	$950	$0.75	13d	1	0.55mi
1916 Youll St Niles, OH	1.0–3.0	1.0–1.5	1216	$1,130	$0.93	13d	1	1.42mi

Listing history 22 events

1. 2026-06-19
   days on market $149,989 Active 64 DOM
2. 2026-06-18
   days on market $149,989 Active 63 DOM
3. 2026-06-17
   days on market $149,989 Active 62 DOM
4. 2026-06-16
   days on market $149,989 Active 61 DOM
5. 2026-06-15
   price $149,989 Active 60 DOM
6. 2026-06-15
   days on market $109,989 Active 60 DOM
7. 2026-06-14
   days on market $109,989 Active 58 DOM
8. 2026-06-13
   days on market $109,989 Active 57 DOM
9. 2026-06-10
   days on market $109,989 Active 55 DOM
10. 2026-06-09
    days on market $109,989 Active 54 DOM
11. 2026-06-08
    days on market $109,989 Active 53 DOM
12. 2026-06-07
    days on market $109,989 Active 52 DOM
13. 2026-06-03
    days on market $109,989 Active 48 DOM
14. 2026-06-02
    days on market $109,989 Active 47 DOM
15. 2026-06-01
    days on market $109,989 Active 46 DOM
16. 2026-05-31
    days on market $109,989 Active 45 DOM
17. 2026-05-30
    days on market $109,989 Active 44 DOM
18. 2026-04-15
    listed $109,989 Active 1641-char remark

    Show marketing remark (1641 chars)

    Welcome to 15 Beaver St in Niles—a spacious corner-lot property offering exceptional versatility and value-add potential. Originally designed as a large single-family home, this property has been thoughtfully converted into a duplex, creating multiple opportunities for investors or owner-occupants alike. Currently vacant and undergoing renovations, the home is ready for its next owner to complete the updates and bring their vision to life. With the ability to generate approximately $2,000 per month in rental income once finished, this property presents a strong opportunity for cash flow and long-term appreciation. Each unit offers generous living space, making it attractive for tenants seeking comfort and functionality. For those looking beyond investment use, the layout also allows for an easy conversion back to a single-family residence. The home’s size and structure provide the flexibility to create a large primary residence with ample living space, ideal for those needing room to grow. Positioned on a desirable corner lot, the property benefits from additional yard space, accessibility, and curb appeal. Its location offers convenient access to local amenities, shopping, dining, and major roadways, adding to its overall appeal for both occupants and tenants. Whether you are an investor seeking your next value-add project, a buyer interested in house hacking, or someone looking to customize a home to fit your needs, this property delivers multiple paths to success. With solid income potential, flexible use options, and room for customization, This is a unique opportunity you won’t want to miss.

19. 2010-03-31
    historical
20. 2009-08-19
    listed $74,900
21. 2008-12-31
    historical
22. 2008-05-20
    listed $74,900

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,712 · $143/mo
• Expected delta: +$628/yr (+$52/mo · 57.9%)

ⓘ 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 · 18 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: $14,367
• − Mortgage interest: −$8,402
• − Property taxes: −$1,084
• − Insurance: −$750
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$4,363
• Taxable loss: −$2,531
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $684/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: Niles City
• NCES district ID: 3904449
• Math proficiency: 37% ▼ -22.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $37,965
• Composite: 37.02/100
• National rank: #4517
• State rank: #507 of 656 in OH

Livability — Niles

• Score: 67/100
• State rank: #628
• US rank: #11037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niles, OH
• County: Trumbull County · 61,158 people
• City population: 20,060
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 20,060
• Household income: $50,468
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 820.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 1% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -49.52%
• Current HPI: 198.7738
• 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

+46.8% since first listed

5 events — show timeline

• 2026-04-15 Listed $109,989 MLSNOW
• 2010-03-31 Listing Removed — MLSNOW
• 2009-08-19 Listed $74,900 MLSNOW
• 2008-12-31 Listing Removed — MLSNOW
• 2008-05-20 Listed $74,900 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $1,084 · -24.1% YoY. Source: county tax records.