2933 Crestwood Dr NW · Warren, OH 44485

$149,999

4 bd · 2.0 ba · 2,234 sqft · SingleFamily public records · 3 Days on market

Built 1963 0.37 ac lot Est $176k · 15% under

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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 +18.6/30.0
• ARV discount +14.3/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to 2933 Crestview! Situated on a spacious corner lot, this well-maintained home offers 3 bedrooms, 3 full bathrooms, a remodeled kitchen, and a private in-law suite. The stunning kitchen features solid wood cabinetry, abundant storage, and an oversized 7.5' x 4.5' island with built-in storage. A door off the kitchen leads to a 20' x 12.5' balcony deck overlooking the backyard, creating the perfect space for entertaining or relaxing outdoors. The main level offers generous living space, including a large dining room and a versatile bonus room that could serve as a craft room, reading nook, office, or additional living area. Upstairs, all three bedrooms are spacious and feature large

Key facts

• Private in-law suite
• Remodeled kitchen
• Balcony deck

Tags

• REMODELED KITCHEN
• OVERSIZED ISLAND
• BALCONY DECK
• PRIVATE IN-LAW SUITE
• SCREENED-IN PATIO
• WOODED VIEW

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: 2-story home; Has a view; Entry level information not provided; Facing direction not provided
• Construction: Built using brick, brick veneer and vinyl siding; Asphalt/fiberglass roof; Block foundation; Year built sourced from public records
• Exterior features: Balcony; Front porch; Back yard; Corner lot; Front yard; Chain link fence; Fenced

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 3 full bathrooms; 2 main-level bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: In-law floorplan; Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $141k (5.9% below list).
• Recommended offer: $141k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.0% in Warren — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#312 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D-, commute F, employment F.
• Warren City (urban): math 22% / reading 32% proficiency, ranked #599 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; lower-income renter base — watch delinquency; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• At $1,411/mo this rent would consume 50% of the median local household income ($34k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; list at $150k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $141,091 (5.9% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $176,486
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1766 Arthur Dr NW	0.49mi	3/2.0 (-1)	2,324 (+4%)	2mo	$126,000	$54	64
3021 Carlton Dr NW	0.47mi	3/3.0 (-1)	2,195 (-2%)	11mo	$173,400	$79	58
3365 Tod Ave NW	0.38mi	4/2.0	1,976 (-12%)	7mo	$151,000	$76	57
1800 Dodge St NW	0.51mi	4/2.5	2,067 (-8%)	8mo	$220,000	$106	55
1682 Arthur Dr NW	0.56mi	4/2.5	1,992 (-11%)	0mo	$224,000	$112	54
3221 Greenfield St NW	0.52mi	3/2.0 (-1)	2,116 (-5%)	10mo	$152,169	$72	53

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

Projected returns pro-forma

-1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.93×
• Total profit: $-2,991
• Equity at exit: $35,208

10-year hold

• IRR: 5.2%
• Equity multiple: 1.49×
• Total profit: $20,496
• Equity at exit: $36,125

Cash invested: $42,000 (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 44485

• Home prices YoY: -0.5%
• Active inventory: 42
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $145

Break-even live

Break-even rent $1,227

Max offer price $149,999

Occupancy floor 85%

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

Listing history 4 events

1. 2026-06-09
   status $149,999 Pending 3 DOM
2. 2026-06-08
   days on market $149,999 Active 3 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $149,999 Active 2 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: $1,441 · $120/mo
• Projected year-2 tax: $1,890 · $158/mo
• Expected delta: +$450/yr (+$37/mo · 31.2%)

ⓘ 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 ≥97°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: $16,931
• − Mortgage interest: −$8,402
• − Property taxes: −$1,441
• − Insurance: −$750
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$4,364
• Taxable loss: −$735
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,922/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: Warren City
• NCES district ID: 3904499
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $28,222
• Composite: 21.6/100
• National rank: #8299
• State rank: #599 of 656 in OH

Livability — Warren

• Score: 73/100
• State rank: #312
• US rank: #5068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, OH
• County: Trumbull · 193,293 people
• City population: 25,805
• Metro: Youngstown-Warren, OH
• Population (ZIP): 15,194
• Household income: $33,720
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 14.2

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 38% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · 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: ▼ -1.14%
• Current HPI: 212.5324
• 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

+163.2% since first listed

2 events — show timeline

• 2026-06-05 Listed $149,999 MLSNOW
• 1991-01-31 Sold (Public Records) $57,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,441 · +0.7% YoY. Source: county tax records.