3635 Indian Run Dr #6 · Canfield, OH 44406

$120,000

2 bd · 1.0 ba · 1,040 sqft · Condo public records · 6 Days on market

Built 2003 $150/mo HOA · 12% of rent

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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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• 1% rule +5.1/10.0
• Livability +4.4/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great find! SUPER CLEAN AND METICULOUSLY MAINTAINED TWO-bedroom, 1 full bath, 2nd floor ranch style condo located in Canfield! This unit offers an open floor plan, beautiful kitchen with ample cabinet space and an ISLAND! There are two nice sized bedrooms, master bedroom with large walk-in closet and ceiling fans throughout. There is also in-unit laundry, private detached 2 car garage with new auto door and remote, and additional shared basement storage area. Hot water tank, washer, dryer, dishwasher, refrigerator, AC wall unit and roof have all been replaced within 3-4 years. Convenient location, close to everything! Maintenance free living with QUARTERLY condo fee of $135 per month (paid quarterly) along with quarterly per unit water payment. HOA includes insurance, property maintenance, exterior building, landscaping, trash removal and snow removal. This unit is being offered for the first time since owner purchased it. Why rent when you can own this lovely place. Call today for you

Key facts

• Open floor plan
• Walk-in closet
• New flooring

Tags

• OPEN FLOOR PLAN
• NEW FLOORING
• AMPLE CABINET SPACE
• WALK-IN CLOSET
• IN-UNIT LAUNDRY
• PRIVATE DETACHED GARAGE

Property features AI

Finance

• Financial info: Pets allowed with size limits
• HOA & community: Monthly association fee ($150) covering association management, insurance, grounds and structure maintenance, reserve fund, snow removal, and trash

Exterior

• Parking: Detached private garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 1-story entry (total 2 stories); Entry level on level 2
• Construction: Brick and vinyl siding construction; Asphalt/fiberglass roof; Year built (public records)

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heating (electric); Wall cooling unit(s)
• Interior features: Ceiling fan(s); Basement with storage space
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-6 ($-77/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (0.9% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $119k (0.9% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 2.4% in Canfield — 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 88/100 on livability (#25 in OH, #228 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Canfield Local (suburban): math 84% / reading 80% proficiency, ranked #38 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 123 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($100k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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.

Recommended offer $118,868 (0.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 8.3

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-19,752
• Equity at exit: $17,892

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-17,316
• Equity at exit: $10,375

Cash invested: $33,600 (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 44406

• Home prices YoY: -27.4%
• Active inventory: 123
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$629
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$50
• HOA: −$150
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-6

Break-even live

Break-even rent $1,219

Max offer price $118,868

Occupancy floor 96%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6385 Catawba Dr Canfield, OH	2.0	2.0	1100	$1,250	$1.14	13d	1	0.02mi
6321 Saint Andrews Dr Unit 6 Canfield, OH	2.0	1.5	1352	$1,100	$0.81	44d	1	0.43mi
6321 Saint Andrews Dr Unit 51 Canfield, OH	2.0	1.0	1175	$1,200	$1.02	13d	1	0.43mi
6321 Saint Andrews Dr Unit 32 Canfield, OH	2.0	1.0	998	$950	$0.95	13d	1	0.43mi
6321 Saint Andrews Dr Unit 3 Canfield, OH	2.0	1.5	1078	$950	$0.88	44d	1	0.43mi
1100 Boardman Canfield Rd Youngstown, OH	1.0–2.0	1.0–2.0	875	$1,750	$2.00	13d	1	0.49mi
6819 Lockwood Blvd Youngstown, OH	1.0–2.0	1.0–1.5	921	$1,265	$1.37	13d	1	0.57mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Likely covers: watertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-11
   status Pending 736-char remark
2. 2026-05-05
   listed $120,000 Active 736-char remark
3. 2022-02-21
   status Pending 1000-char remark

   Show marketing remark (1000 chars)

   Great find! SUPER CLEAN AND METICULOUSLY MAINTAINED TWO-bedroom, 1 full bath, 2nd floor ranch style condo located in Canfield! This unit offers an open floor plan, beautiful kitchen with ample cabinet space and an ISLAND! There are two nice sized bedrooms, master bedroom with large walk-in closet and ceiling fans throughout. There is also in-unit laundry, private detached 2 car garage with new auto door and remote, and additional shared basement storage area. Hot water tank, washer, dryer, dishwasher, refrigerator, AC wall unit and roof have all been replaced within 3-4 years. Convenient location, close to everything! Maintenance free living with QUARTERLY condo fee of $135 per month (paid quarterly) along with quarterly per unit water payment. HOA includes insurance, property maintenance, exterior building, landscaping, trash removal and snow removal. This unit is being offered for the first time since owner purchased it. Why rent when you can own this lovely place. Call today for you

4. 2022-02-18
   soldstatus $116,000 Closed 1000-char remark

   Show marketing remark (1000 chars)

   Great find! SUPER CLEAN AND METICULOUSLY MAINTAINED TWO-bedroom, 1 full bath, 2nd floor ranch style condo located in Canfield! This unit offers an open floor plan, beautiful kitchen with ample cabinet space and an ISLAND! There are two nice sized bedrooms, master bedroom with large walk-in closet and ceiling fans throughout. There is also in-unit laundry, private detached 2 car garage with new auto door and remote, and additional shared basement storage area. Hot water tank, washer, dryer, dishwasher, refrigerator, AC wall unit and roof have all been replaced within 3-4 years. Convenient location, close to everything! Maintenance free living with QUARTERLY condo fee of $135 per month (paid quarterly) along with quarterly per unit water payment. HOA includes insurance, property maintenance, exterior building, landscaping, trash removal and snow removal. This unit is being offered for the first time since owner purchased it. Why rent when you can own this lovely place. Call today for you

5. 2022-02-18
   soldstatus $116,000

   Show marketing remark (1000 chars)

   Great find! SUPER CLEAN AND METICULOUSLY MAINTAINED TWO-bedroom, 1 full bath, 2nd floor ranch style condo located in Canfield! This unit offers an open floor plan, beautiful kitchen with ample cabinet space and an ISLAND! There are two nice sized bedrooms, master bedroom with large walk-in closet and ceiling fans throughout. There is also in-unit laundry, private detached 2 car garage with new auto door and remote, and additional shared basement storage area. Hot water tank, washer, dryer, dishwasher, refrigerator, AC wall unit and roof have all been replaced within 3-4 years. Convenient location, close to everything! Maintenance free living with QUARTERLY condo fee of $135 per month (paid quarterly) along with quarterly per unit water payment. HOA includes insurance, property maintenance, exterior building, landscaping, trash removal and snow removal. This unit is being offered for the first time since owner purchased it. Why rent when you can own this lovely place. Call today for you

6. 2022-01-11
   historical Contingent 1000-char remark

   Show marketing remark (1000 chars)

   Great find! SUPER CLEAN AND METICULOUSLY MAINTAINED TWO-bedroom, 1 full bath, 2nd floor ranch style condo located in Canfield! This unit offers an open floor plan, beautiful kitchen with ample cabinet space and an ISLAND! There are two nice sized bedrooms, master bedroom with large walk-in closet and ceiling fans throughout. There is also in-unit laundry, private detached 2 car garage with new auto door and remote, and additional shared basement storage area. Hot water tank, washer, dryer, dishwasher, refrigerator, AC wall unit and roof have all been replaced within 3-4 years. Convenient location, close to everything! Maintenance free living with QUARTERLY condo fee of $135 per month (paid quarterly) along with quarterly per unit water payment. HOA includes insurance, property maintenance, exterior building, landscaping, trash removal and snow removal. This unit is being offered for the first time since owner purchased it. Why rent when you can own this lovely place. Call today for you

7. 2022-01-03
   listed $123,900 Active 1000-char remark

   Show marketing remark (1000 chars)

   Great find! SUPER CLEAN AND METICULOUSLY MAINTAINED TWO-bedroom, 1 full bath, 2nd floor ranch style condo located in Canfield! This unit offers an open floor plan, beautiful kitchen with ample cabinet space and an ISLAND! There are two nice sized bedrooms, master bedroom with large walk-in closet and ceiling fans throughout. There is also in-unit laundry, private detached 2 car garage with new auto door and remote, and additional shared basement storage area. Hot water tank, washer, dryer, dishwasher, refrigerator, AC wall unit and roof have all been replaced within 3-4 years. Convenient location, close to everything! Maintenance free living with QUARTERLY condo fee of $135 per month (paid quarterly) along with quarterly per unit water payment. HOA includes insurance, property maintenance, exterior building, landscaping, trash removal and snow removal. This unit is being offered for the first time since owner purchased it. Why rent when you can own this lovely place. Call today for you

8. 2013-07-20
   historical
9. 2013-01-20
   listed $74,900
10. 2004-11-30
    historical
11. 2004-02-26
    soldstatus $82,900
12. 2003-10-22
    listed $119,900

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$132/yr (+$11/mo · 8.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,536
• − Mortgage interest: −$6,722
• − Property taxes: −$1,609
• − Insurance: −$600
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − HOA: −$1,800
• − Depreciation: −$3,491
• Taxable loss: −$2,011
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $406/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: Canfield Local
• NCES district ID: 3904831
• Math proficiency: 84% ▼ -6.00%
• Reading proficiency: 80% ▼ -5.00%
• Median HH income: $70,281
• Composite: 71.28/100
• National rank: #233
• State rank: #38 of 656 in OH

Livability — Canfield

• Score: 88/100
• State rank: #25
• US rank: #228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mahoning · 224,175 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 22,297
• Household income: $99,542
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 8.2

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Slovak 1% Scandinavian 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▼ -75.88%
• Current HPI: 200.9335
• 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

+8.5% since first listed

13 events — show timeline

• 2026-06-01 Sold (MLS) $130,100 MLSNOW
• 2026-05-11 Pending — MLSNOW
• 2026-05-05 Listed $120,000 MLSNOW
• 2022-02-21 Pending — MLSNOW
• 2022-02-18 Sold (Public Records) $116,000 Public Records
• 2022-02-18 Sold (MLS) $116,000 MLSNOW
• 2022-01-11 Contingent — MLSNOW
• 2022-01-03 Listed $123,900 MLSNOW
• 2013-07-20 Listing Removed — MLSNOW
• 2013-01-20 Listed $74,900 MLSNOW
• 2004-11-30 Listing Removed — MLSNOW
• 2004-02-26 Sold (Public Records) $82,900 Public Records
• 2003-10-22 Listed $119,900 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $1,609 · -0.0% YoY. Source: county tax records.