912 N Highland Ave · Girard, OH 44420

$214,900

4 bd · 2.0 ba · 1,349 sqft · MultiFamily public records · 18 Days on market

Built 1972 6,351 sqft lot

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Rent is $400 each side, separate utilities. Has new windows both, C/A new in lower unit also new HW tank. Upper unit has new furnace. All brick, covered patio, each unit has utility room. Each unit provides their own washer & dryer. Both have kitchen appliances.

Key facts

• Desirable location
• 6,351 sq ft lot
• Built 1972

Tags

• INVESTMENT OPPORTUNITY
• STRONG INCOME POTENTIAL
• DESIRABLE LOCATION
• WALKING DISTANCE TO SCHOOLS
• DURABLE BRICK EXTERIOR
• DIMENSIONAL SHINGLE ROOF

Property features AI

Finance

• Financial info: Gross income reported as $1,300; Tenant pays all utilities; One unit currently vacant (expected rent $900–$1,000); One unit leased for $800; One unit leased for $500

Exterior

• Parking: Off-street parking lot
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Parking lot

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive. Per door: $190/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#605 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment D+, amenities F, commute F.
• Girard City School District (suburban): math 38% / reading 61% proficiency, ranked #458 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($62k/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 $6k 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 18 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $85k; list at $215k implies a 153% gain — meaningful room to come down on a strong offer.

Recommended offer $211,676 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-10,708
• Equity at exit: $32,042

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $21,608
• Equity at exit: $18,581

Cash invested: $60,172 (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 44420

• Home prices YoY: -16.8%
• Active inventory: 58
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $379

Break-even live

Break-even rent $1,723

Max offer price $214,900

Occupancy floor 78%

Sensitivity live

Price	-10% $501	-5% $440	+0% $379	+5% $318	+10% $258
Rent	-10% $205	-5% $292	+0% $379	+5% $466	+10% $553
Rate	-1.0pp $488	-0.5pp $434	base $379	+0.5pp $324	+1.0pp $267

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,204
Total (2 units)			$2,203

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Churchill Rd Girard, OH	3.0	1.0	1200	$1,450	$1.21	14d	1	0.29mi
833 Lawrence Ave Girard, OH	4.0	1.0	1312	$1,450	$1.11	14d	1	0.33mi
848 Lawrence Ave Girard, OH	3.0	1.0	950	$1,400	$1.47	14d	1	0.34mi
1079 North Ave Girard, OH	3.0	2.0	1462	$1,600	$1.09	14d	1	0.50mi
212 E Kline St Girard, OH	3.0	1.5	1600	$1,450	$0.91	44d	1	0.68mi
1046 Leslie Ln Girard, OH	3.0	1.5	936	$1,400	$1.50	21d	1	0.84mi
296 E Howard St Girard, OH	3.0	2.0	1253	$1,800	$1.44	44d	1	0.93mi

Listing history 14 events

1. 2026-06-19
   days on market $214,900 Active 18 DOM
2. 2026-06-18
   days on market $214,900 Active 17 DOM
3. 2026-06-17
   days on market $214,900 Active 16 DOM
4. 2026-06-16
   days on market $214,900 Active 15 DOM
5. 2026-06-15
   days on market $214,900 Active 14 DOM
6. 2026-06-14
   days on market $214,900 Active 12 DOM
7. 2026-06-13
   days on market $214,900 Active 11 DOM
8. 2026-06-10
   days on market $214,900 Active 9 DOM
9. 2026-06-09
   days on market $214,900 Active 8 DOM
10. 2026-06-08
    days on market $214,900 Active 7 DOM
11. 2026-06-07
    days on market $214,900 Active 6 DOM
12. 2026-06-03
    days on market $214,900 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $214,900 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: $1,735 · $145/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$809/yr (+$67/mo · 46.6%)

ⓘ 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 · 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: $26,436
• − Mortgage interest: −$12,038
• − Property taxes: −$1,735
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$6,252
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $4,286/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: Girard City School District
• NCES district ID: 3904406
• Math proficiency: 38% ▼ -43.00%
• Reading proficiency: 61% ▼ -18.00%
• Median HH income: $40,293
• Composite: 41.35/100
• National rank: #3496
• State rank: #458 of 656 in OH

Livability — Girard

• Score: 67/100
• State rank: #605
• US rank: #10378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, OH
• County: Trumbull County · 61,158 people
• City population: 15,293
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 15,293
• Household income: $61,707
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 351.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 2% Subsaharan African 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -44.72%
• Current HPI: 221.5618
• 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

+82.1% since first listed

4 events — show timeline

• 2026-06-01 Listed $214,900 MLSNOW
• 2013-05-31 Sold (Public Records) $85,000 Public Records
• 2013-05-31 Sold (MLS) $85,000 MLSNOW
• 2011-12-19 Listed $118,000 MLSNOW

Property tax history

+1.1%/yr

Latest (2025): $1,735 · -1.5% YoY. Source: county tax records.