192 2nd St · West Farmington, OH 44437

$190,000

3 bd · 1.5 ba · — sqft · MultiFamily · 21 Days on market

Built 1860 Fair condition 10,018 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

An excellent investment opportunity in West Farmington, this 0.23-acre corner lot features a mixed-use property combining commercial and residential potential. The first floor currently operates as a retail store and café with a dining area, offering great visibility and flexibility for various business uses. The second story includes two apartments: a spacious two-bedroom, one-bath unit with a large living area, kitchen, and screened porch, and a one-bedroom, one-bath unit with its own living room and kitchen. Ideal for owner-operators or investors, this property provides multiple income streams in a charming small-town setting, making it a strong opportunity for both business use a

Key facts

• Dining area
• Screened porch
• Mixed-use property

Tags

• CORNER LOT
• MIXED-USE PROPERTY
• RETAIL STORE
• DINING AREA
• TWO APARTMENTS
• SCREENED PORCH

Property features AI

Exterior

• Parking: Asphalt parking area
• Utilities: Public water; Septic tank sewer
• Home design: Two-story building
• Construction: Vinyl siding; Shingle roof; Year built (public records)
• Exterior features: Asphalt parking; Lot approximately 0.23 acres

Interior

• Bedrooms: One-bedroom units (also available as two-bedroom units)
• Bathrooms: One full bathroom in one-bedroom units; One full bathroom in two-bedroom units; One half bathroom (additional)
• Interior features: Updated/remodeled condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,067 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, schools F.
• Bristol Local (rural): math 61% / reading 68% proficiency, ranked #210 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1860 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.38% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 6.0

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $17,701
• Equity at exit: $28,330

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $77,961
• Equity at exit: $16,428

Cash invested: $53,200 (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 44437

• Home prices YoY: -7.8%
• Active inventory: 21
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,625 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $761

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$875
1× unit	1	1	$875
1× unit	0	0	$875
Total (3 units)			$2,625

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 2nd St Unit 2 West Farmington, OH	2.0	1.0	—	$875	—	23d	1	0.01mi

Listing history 1 events

1. 2026-04-29
   listed $190,000 Active 814-char remark

ⓘ 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 ≥99°F today · 16 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: $31,500
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − Depreciation: −$5,527
• Taxable income: $6,490
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $7,571/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family property offers a good investment opportunity with moderate rehab needs, primarily focusing on exterior and interior painting to enhance its curb and rental appeal.

Repairs flagged

• Minor exterior paint — Slight fading
• Minor interior paint — Slight fading

Value-add opportunities

• Both exterior paint — Enhances curb appeal and property value
• Both interior paint — Enhances interior appearance and rental appeal
• Rental HVAC maintenance — Improves tenant comfort and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Slight fading	Minor	$500–3,000
interior paint · Slight fading	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and property value ↑
• Both interior paint — Enhances interior appearance and rental appeal ↑
• Rental HVAC maintenance — Improves tenant comfort and reduces maintenance costs ↑

ⓘ 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: Bristol Local
• NCES district ID: 3905011
• Math proficiency: 61% ▼ -21.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $55,845
• Composite: 55.34/100
• National rank: #1256
• State rank: #210 of 656 in OH

Livability — West Farmington

• Score: 58/100
• State rank: #1067
• US rank: #21315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Farmington, OH
• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 3,900
• Household income: $72,545
• Rent vs Own: 17.1% rent · 82.9% own

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 7% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 3% 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: ▼ -20.52%
• Current HPI: 241.8126
• 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

2 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-04-29 Listed $190,000 MLSNOW