127 Blackburn St · Campbell, OH 44405

$139,900

4 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 20 Days on market

Built 1998 8,973 sqft lot Est $165k · 15% 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).

• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks

Start your next chapter on one level—where there is so much NEW and not much to do!! Move right into this beautifully updated ranch offering 4 bedrooms and 1.5 baths, designed for easy, comfortable living. Step in from the covered front porch to a spacious great room that blends living and dining space, highlighted by brand NEW LVT flooring and a freshly painted interior. The kitchen continues the same flooring and and has brand NEW cabinetry, NEW countertops, and NEW ceramic tile backsplash, plus all NEW appliances including a stove, refrigerator , microwave, and dishwasher. It is completely turnkey and ready for everyday life or entertaining. A first-floor laundry area with a util

Key facts

• Covered front porch
• Spacious great room
• Brand new cabinetry

Tags

• COVERED FRONT PORCH
• SPACIOUS GREAT ROOM
• BRAND NEW CABINETRY
• NEW COUNTERTOPS
• NEW CERAMIC TILE BACKSPLASH
• FIRST FLOOR LAUNDRY AREA

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level on first floor
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built according to public records
• Exterior features: Covered front porch; Lot dimensions approximately 56 x 160

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet in multiple rooms
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Forced air heating (gas); Whole-house fan for cooling
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (30.3% below list).
• Recommended offer: $98k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#425 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities F, employment F.
• Campbell City (suburban): math 28% / reading 35% proficiency, ranked #580 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Campbell Elementary School (math 35% / reading 31%, grade F, #1,130 of 1,584 statewide, top 72%, 625 students, 0% FRL); Memorial High School (math 12% / reading 32%, grade F, #672 of 781 statewide, top 86%, 348 students, 0% FRL) — zoned schools average 0% FRL vs 80% district-wide (80 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 12618% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $97,500 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.70% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $164,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Blackburn St	0.00mi	4/1.5	1,472 (0%)	1mo	$150,000	$102	99
134 Chambers St	0.04mi	4/1.5	1,440 (-2%)	8mo	$137,000	$95	88
530 Robinson Rd	0.40mi	3/1.5 (-1)	1,478 (+0%)	4mo	$180,000	$122	72
459 Tenney Ave	0.59mi	3/1.5 (-1)	1,440 (-2%)	1mo	$94,000	$65	63
247 Reed Ave	0.29mi	3/1.5 (-1)	1,296 (-12%)	5mo	$132,400	$102	58
611 Matawan Dr	0.50mi	3/1.5 (-1)	1,605 (+9%)	2mo	$179,900	$112	55
102 Bright Ave	0.53mi	3/2.0 (-1)	1,558 (+6%)	6mo	$29,000	$19	54
628 Matawan Dr	0.63mi	3/1.5 (-1)	1,594 (+8%)	1mo	$180,000	$113	51
640 Matawan Ave	0.71mi	3/2.5 (-1)	1,570 (+7%)	4mo	$214,000	$136	43
460 Devitt Ave	0.67mi	3/2.0 (-1)	1,291 (-12%)	3mo	$100,000	$77	39
853 Almasy Dr	0.73mi	3/2.5 (-1)	1,604 (+9%)	6mo	$211,000	$132	37
684 Devitt Ave	0.60mi	3/1.0 (-1)	1,280 (-13%)	8mo	$170,000	$133	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.73×
• Total profit: $67,616
• Equity at exit: $126,033

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $205,799
• Equity at exit: $271,795

Cash invested: $39,172 (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 44405

• Home prices YoY: 26.4%
• Active inventory: 23
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-134

Break-even live

Break-even rent $1,145

Max offer price $116,176

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-95	+0% $-134	+5% $-174	+10% $-213
Rent	-10% $-211	-5% $-173	+0% $-134	+5% $-96	+10% $-57
Rate	-1.0pp $-64	-0.5pp $-99	base $-134	+0.5pp $-171	+1.0pp $-207

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Oxford St Campbell, OH	3.0	1.0	1575	$975	$0.62	45d	1	0.44mi

Listing history 14 events

1. 2026-05-07
   historical $1,100
2. 2026-05-02
   status Pending
3. 2026-04-24
   listed $1,100
4. 2026-04-12
   listed $139,900 Active
5. 2026-04-10
   historical
6. 2026-03-31
   price $139,900
7. 2026-03-03
   price $144,900
8. 2026-02-20
   status Active
9. 2026-02-01
   status Pending
10. 2026-01-10
    listed $149,900 Active
11. 2025-12-15
    historical $1,000
12. 2025-12-11
    listed $1,000
13. 2014-10-02
    soldstatus $470,000
14. 1997-11-19
    soldstatus $47,000

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$416/yr (+$35/mo · 30.8%)

ⓘ 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 ≥96°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: $11,700
• − Mortgage interest: −$7,837
• − Property taxes: −$1,351
• − Insurance: −$700
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$4,070
• Taxable loss: −$4,129
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $-621/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: Campbell City
• NCES district ID: 3904370
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $31,251
• Composite: 25.64/100
• National rank: #7403
• State rank: #580 of 656 in OH

Livability — Campbell

• Score: 71/100
• State rank: #425
• US rank: #6961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbell, OH
• County: Mahoning · 224,175 people
• City population: 7,834
• Metro: Youngstown-Warren, OH
• Population (ZIP): 7,834
• Household income: $41,156
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 19.4

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 19% Two or more races 15%
• Hispanic origin (detail): Puerto Rican 22%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 10% Arabic 1%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 70.82%
• Current HPI: 338.7174
• 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

-97.7% since first listed

14 events — show timeline

• 2026-05-07 Rental Removed $1,100 APPFOLIO
• 2026-05-02 Pending — MLSNOW
• 2026-04-24 Listed for Rent $1,100 APPFOLIO
• 2026-04-12 Listed $139,900 MLSNOW
• 2026-04-10 Listing Removed — MLSNOW
• 2026-03-31 Price Changed $139,900 MLSNOW
• 2026-03-03 Price Changed $144,900 MLSNOW
• 2026-02-20 Relisted — MLSNOW
• 2026-02-01 Pending — MLSNOW
• 2026-01-10 Listed $149,900 MLSNOW
• 2025-12-15 Rental Removed $1,000 APPFOLIO
• 2025-12-11 Listed for Rent $1,000 APPFOLIO
• 2014-10-02 Sold (Public Records) $470,000 Public Records
• 1997-11-19 Sold (Public Records) $47,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,351 · -0.0% YoY. Source: county tax records.