315 W Park Ave · Niles, OH 44446

$104,900

3 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 32 Days on market

Built 1900 3,101 sqft lot Est $130k · 19% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this stately brick home situated on 2 lots on a corner, very close to downtown Niles. Charming covered front porch welcomes you. Large living room invites you in to sit & relax awhile. Open kitchen features a breakfast bar & 1st floor laundry hookup. Formal dining room has a built-in China cabinet. Dining room could easily transform to a 1st floor bedroom if needed. A half bath completes the 1st floor. 2nd floor includes 3 bedrooms and a full bath. Updates include hot water tank 2023, furnace less than 10 years old, roof shingles 2017, plumbing replaced, shed 6 months old, some newer windows, attic insulated. Enjoy the warm months on your back porch with a good book & your favorite beverage. Call today for your private showing, be in before winter.

Key facts

• Covered front porch
• Hardwood flooring
• Covered patio

Tags

• ALL BRICK LIVING
• OVERSIZED LOT
• COVERED FRONT PORCH
• LARGE STORAGE SHED
• COVERED PATIO
• HARDWOOD FLOORING

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Gravel parking
• Utilities: Public water service; Public sewer service
• Home design: 2-story brick home; 1,640 above-grade finished area
• Construction: Built as recorded in public records; Asphalt/fiberglass roof; Brick construction
• Exterior features: Public sewer; Public water

Interior

• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.6% in Niles — 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 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 $725 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.10% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $129,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Park Ave	0.00mi	3/1.5	1,640 (0%)	14mo	$85,000	$52	86
529 Warren Ave	0.24mi	3/1.5	1,624 (-1%)	1mo	$220,000	$135	84
533 W Park Ave	0.21mi	3/1.5	1,675 (+2%)	10mo	$146,000	$87	77
4 N Butler Ave	0.03mi	3/2.0	1,806 (+10%)	2mo	$143,000	$79	76
318 W 3rd St	0.34mi	3/2.5	1,606 (-2%)	3mo	$104,900	$65	72
163 N Chestnut Ave	0.22mi	4/1.5 (+1)	1,739 (+6%)	1mo	$165,500	$95	71
125 N Arlington Ave	0.23mi	3/2.0	1,727 (+5%)	6mo	$127,000	$74	71
49 Victor Ave	0.33mi	3/1.0	1,496 (-9%)	8mo	$57,000	$38	63
120 Sayers Ave	0.13mi	4/1.0 (+1)	1,872 (+14%)	10mo	$117,000	$63	57
130 N Pleasant Ave	0.45mi	3/2.0	1,536 (-6%)	12mo	$42,000	$27	55
32 E Madison Ave	0.63mi	4/2.5 (+1)	1,664 (+2%)	12mo	$149,000	$90	47
660 Dakota Ave	0.74mi	3/1.0	1,402 (-14%)	14mo	$157,000	$112	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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,676
• Equity at exit: $15,641

10-year hold

• IRR: 11.1%
• Equity multiple: 1.86×
• Total profit: $25,378
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $294

Break-even live

Break-even rent $786

Max offer price $104,900

Occupancy floor 70%

Sensitivity live

Price	-10% $353	-5% $324	+0% $294	+5% $264	+10% $235
Rent	-10% $202	-5% $248	+0% $294	+5% $340	+10% $385
Rate	-1.0pp $347	-0.5pp $321	base $294	+0.5pp $267	+1.0pp $239

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: $26,225
• Closing costs: $3,147
• 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	14d	1	0.28mi
5 Circle St Unit 5 Niles, OH	2.0	1.0	1200	$850	$0.71	14d	1	0.63mi

Listing history 33 events

1. 2026-06-21
   days on market $104,900 Active 32 DOM
2. 2026-06-19
   days on market $104,900 Active 30 DOM
3. 2026-06-18
   days on market $104,900 Active 29 DOM
4. 2026-06-17
   days on market $104,900 Active 28 DOM
5. 2026-06-16
   days on market $104,900 Active 27 DOM
6. 2026-06-15
   days on market $104,900 Active 26 DOM
7. 2026-06-14
   days on market $104,900 Active 24 DOM
8. 2026-06-13
   days on market $104,900 Active 23 DOM
9. 2026-06-10
   days on market $104,900 Active 21 DOM
10. 2026-06-09
    days on market $104,900 Active 20 DOM
11. 2026-06-08
    days on market $104,900 Active 19 DOM
12. 2026-06-07
    days on market $104,900 Active 18 DOM
13. 2026-06-03
    days on market $104,900 Active 14 DOM
14. 2026-06-02
    days on market $104,900 Active 13 DOM
15. 2026-06-01
    days on market $104,900 Active 12 DOM
16. 2026-05-31
    days on market $104,900 Active 11 DOM
17. 2026-05-30
    days on market $104,900 Active 10 DOM
18. 2026-05-20
    listed $104,900 Active
19. 2025-04-15
    soldstatus $85,000
20. 2025-04-14
    soldstatus $85,000 Closed 791-char remark

    Show marketing remark (791 chars)

    You will love this stately brick home situated on 2 lots on a corner, very close to downtown Niles. Charming covered front porch welcomes you. Large living room invites you in to sit & relax awhile. Open kitchen features a breakfast bar & 1st floor laundry hookup. Formal dining room has a built-in China cabinet. Dining room could easily transform to a 1st floor bedroom if needed. A half bath completes the 1st floor. 2nd floor includes 3 bedrooms and a full bath. Updates include hot water tank 2023, furnace less than 10 years old, roof shingles 2017, plumbing replaced, shed 6 months old, some newer windows, attic insulated. Enjoy the warm months on your back porch with a good book & your favorite beverage. Call today for your private showing, be in before winter.

21. 2025-04-13
    status Pending 791-char remark

    Show marketing remark (791 chars)

    You will love this stately brick home situated on 2 lots on a corner, very close to downtown Niles. Charming covered front porch welcomes you. Large living room invites you in to sit & relax awhile. Open kitchen features a breakfast bar & 1st floor laundry hookup. Formal dining room has a built-in China cabinet. Dining room could easily transform to a 1st floor bedroom if needed. A half bath completes the 1st floor. 2nd floor includes 3 bedrooms and a full bath. Updates include hot water tank 2023, furnace less than 10 years old, roof shingles 2017, plumbing replaced, shed 6 months old, some newer windows, attic insulated. Enjoy the warm months on your back porch with a good book & your favorite beverage. Call today for your private showing, be in before winter.

22. 2025-03-06
    historical Contingent 791-char remark

    Show marketing remark (791 chars)

    You will love this stately brick home situated on 2 lots on a corner, very close to downtown Niles. Charming covered front porch welcomes you. Large living room invites you in to sit & relax awhile. Open kitchen features a breakfast bar & 1st floor laundry hookup. Formal dining room has a built-in China cabinet. Dining room could easily transform to a 1st floor bedroom if needed. A half bath completes the 1st floor. 2nd floor includes 3 bedrooms and a full bath. Updates include hot water tank 2023, furnace less than 10 years old, roof shingles 2017, plumbing replaced, shed 6 months old, some newer windows, attic insulated. Enjoy the warm months on your back porch with a good book & your favorite beverage. Call today for your private showing, be in before winter.

23. 2025-01-30
    price $84,900 791-char remark

    Show marketing remark (791 chars)

    You will love this stately brick home situated on 2 lots on a corner, very close to downtown Niles. Charming covered front porch welcomes you. Large living room invites you in to sit & relax awhile. Open kitchen features a breakfast bar & 1st floor laundry hookup. Formal dining room has a built-in China cabinet. Dining room could easily transform to a 1st floor bedroom if needed. A half bath completes the 1st floor. 2nd floor includes 3 bedrooms and a full bath. Updates include hot water tank 2023, furnace less than 10 years old, roof shingles 2017, plumbing replaced, shed 6 months old, some newer windows, attic insulated. Enjoy the warm months on your back porch with a good book & your favorite beverage. Call today for your private showing, be in before winter.

24. 2024-08-20
    listed $89,900 Active 791-char remark

    Show marketing remark (791 chars)

    You will love this stately brick home situated on 2 lots on a corner, very close to downtown Niles. Charming covered front porch welcomes you. Large living room invites you in to sit & relax awhile. Open kitchen features a breakfast bar & 1st floor laundry hookup. Formal dining room has a built-in China cabinet. Dining room could easily transform to a 1st floor bedroom if needed. A half bath completes the 1st floor. 2nd floor includes 3 bedrooms and a full bath. Updates include hot water tank 2023, furnace less than 10 years old, roof shingles 2017, plumbing replaced, shed 6 months old, some newer windows, attic insulated. Enjoy the warm months on your back porch with a good book & your favorite beverage. Call today for your private showing, be in before winter.

25. 2021-10-01
    historical
26. 2021-03-30
    listed $69,900 Active
27. 2019-12-06
    historical
28. 2019-06-06
    listed $49,900 Active
29. 2018-10-31
    historical
30. 2018-04-06
    listed $53,900 Active
31. 2017-10-20
    historical
32. 2017-09-10
    price $61,400
33. 2017-06-20
    listed $64,900 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: $324 · $27/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$656/yr (+$55/mo · 202.3%)

ⓘ 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 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: $13,895
• − Mortgage interest: −$5,876
• − Property taxes: −$324
• − Insurance: −$524
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,052
• Taxable income: $1,896
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,072/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

+61.6% since first listed

16 events — show timeline

• 2026-05-20 Listed $104,900 MLSNOW
• 2025-04-15 Sold (Public Records) $85,000 Public Records
• 2025-04-14 Sold (MLS) $85,000 MLSNOW
• 2025-04-13 Pending — MLSNOW
• 2025-03-06 Contingent — MLSNOW
• 2025-01-30 Price Changed $84,900 MLSNOW
• 2024-08-20 Listed $89,900 MLSNOW
• 2021-10-01 Listing Removed — MLSNOW
• 2021-03-30 Listed $69,900 MLSNOW
• 2019-12-06 Listing Removed — MLSNOW
• 2019-06-06 Listed $49,900 MLSNOW
• 2018-10-31 Listing Removed — MLSNOW
• 2018-04-06 Listed $53,900 MLSNOW
• 2017-10-20 Listing Removed — MLSNOW
• 2017-09-10 Price Changed $61,400 MLSNOW
• 2017-06-20 Listed $64,900 MLSNOW

Property tax history

+11.7%/yr

Latest (2025): $324 · -57.6% YoY. Source: county tax records.