7744 Brookwood Dr NE · Howland Center, OH 44484

$239,900

4 bd · 2.0 ba · 2,448 sqft · MultiFamily · 15 Days on market

Built 1977 Good condition 0.29 ac lot Est $264k · 9% 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 +20.2/30.0
• ARV discount +11.7/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +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

A fantastic opportunity to own a turnkey duplex in the sought after area of Howland with endless potential! Don’t miss this well maintained duplex offering two spacious 2-bedroom units. Each unit offers a comfortable living area, separate dining room and functional kitchen providing plenty of space. Additional highlights include a full basement for extra storage, a garage and beautiful yard for enjoying the outdoors. Updates include: new roof - 2019, all new vinyl windows - 2017, (7742 unit) new furnace - 2024, new central A/C - 2021, both units: hot water tanks approx. 8 years. Call now for your private showing!

Key facts

• New furnace
• Turnkey duplex
• New vinyl windows

Tags

• TURNKEY DUPLEX
• FULL BASEMENT
• BEAUTIFUL YARD
• NEW ROOF
• NEW VINYL WINDOWS
• NEW FURNACE

Property features AI

Finance

• Other: Property has two buildings; Above-grade finished area per assessor: 2,448
• Financial info: Tenant pays all utilities and cable TV

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story building; Asphalt/fiberglass roof
• Construction: Built (year per public records); Brick exterior; Asphalt/fiberglass roof; Full basement foundation
• Exterior features: Brick construction; Lot approximately 0.29 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 12 rooms (bedrooms and other rooms included)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Laundry area in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.9% in Howland Center — 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 76/100 on livability (#207 in OH, #3,283 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Howland Local (suburban): math 59% / reading 65% proficiency, ranked #260 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mines Elementary School (math 67% / reading 58%, grade B, #580 of 1,584 statewide, top 37%, 330 students, 41% FRL); Howland Middle School (math 56% / reading 66%, grade B+, #252 of 654 statewide, top 39%, 766 students, 38% FRL); Howland High School (math 58% / reading 74%, grade B, #155 of 781 statewide, top 20%, 742 students, 38% FRL).
• Market conditions: 90 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• At $2,481/mo this rent would consume 45% of the median local household income ($65k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,301 (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 1977 — 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 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?
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: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $264,384
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1352 Castillion Dr NE	0.15mi	4/2.0	2,085 (-15%)	10mo	$225,500	$108	60
7939 & 7941 Cherry Hill Dr NE	0.21mi	5/3.5 (+1)	2,786 (+14%)	10mo	$140,000	$50	48

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-19,596
• Equity at exit: $35,770

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $7,864
• Equity at exit: $20,742

Cash invested: $67,172 (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 44484

• Home prices YoY: -17.5%
• Active inventory: 90
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $302

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 83%

Sensitivity live

Price	-10% $468	-5% $385	+0% $302	+5% $219	+10% $136
Rent	-10% $106	-5% $204	+0% $302	+5% $400	+10% $498
Rate	-1.0pp $423	-0.5pp $363	base $302	+0.5pp $240	+1.0pp $177

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,482
Total (2 units)			$2,481

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Pegotty Ct NE Warren, OH	3.0	2.5	1820	$2,300	$1.26	15d	1	0.38mi
218 Niles Cortland Rd SE Warren, OH	4.0	2.0	1784	$1,600	$0.90	15d	1	1.25mi
1826 Cranberry Ln NE Warren, OH	2.0–3.0	1.5	1389	$1,160	$0.83	15d	1	1.32mi
535 Willow Dr SE Warren, OH	4.0	3.0	2500	$2,695	$1.08	45d	1	1.49mi
535 Willow Dr SE Unit 1 Warren, OH	4.0	2.5	2900	$2,695	$0.93	45d	1	1.49mi

Listing history 13 events

1. 2026-06-22
   pricedays on market $239,900 Active 15 DOM
2. 2026-06-19
   days on market $249,900 Active 13 DOM
3. 2026-06-18
   days on market $249,900 Active 12 DOM
4. 2026-06-17
   days on market $249,900 Active 11 DOM
5. 2026-06-16
   days on market $249,900 Active 10 DOM
6. 2026-06-15
   days on market $249,900 Active 9 DOM
7. 2026-06-14
   days on market $249,900 Active 7 DOM
8. 2026-06-13
   days on market $249,900 Active 6 DOM
9. 2026-06-10
   days on market $249,900 Active 4 DOM
10. 2026-06-09
    days on market $249,900 Active 3 DOM
11. 2026-06-08
    days on market $249,900 Active 2 DOM
12. 2026-06-07
    remarks 622-char remark
13. 2026-06-07
    listed $249,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $29,772
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$6,979
• Taxable loss: −$207
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $3,675/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained duplex in Howland Center offers two spacious 2-bedroom units with a new roof, new windows, and updated HVAC systems. Fresh paint and landscaping can further enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas

Value-add opportunities

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Howland Local
• NCES district ID: 3905016
• Math proficiency: 59% ▼ -17.00%
• Reading proficiency: 65% ▼ -13.00%
• Median HH income: $49,022
• Composite: 52.63/100
• National rank: #1556
• State rank: #260 of 656 in OH

Livability — Howland Center

• Score: 76/100
• State rank: #207
• US rank: #3283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howland Center, OH
• County: Trumbull · 193,293 people
• City population: 21,634
• Metro: Youngstown-Warren, OH
• Population (ZIP): 21,634
• Household income: $65,435
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 6.7

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Other Asian/Pacific 1% 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: ▼ -46.24%
• Current HPI: 217.6603
• 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

1 event — show timeline

• 2026-06-06 Listed $249,900 MLSNOW