664 Tenney Ave · Campbell, OH 44405

$119,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 46 Days on market

Built 1937 6,446 sqft lot Est $100k · 19% over

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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 +14.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this cozy, clean, and move-in ready 4-bedroom, 1.5-bath home! Step inside to a warm and inviting living room that flows into a spacious kitchen; perfect for everyday living and entertaining. The main floor features two comfortable bedrooms and a full bathroom for convenient one-level living. Upstairs, you’ll find two additional bedrooms tucked into a charming loft space, offering flexibility for guests, a home office, or hobbies. The lower level provides even more functionality with a generously sized laundry room, a half bath, and extra living space. Outside, enjoy a nicely sized yard along with a large 2-car garage and an additional storage shed for all your needs. To top

Key facts

• Large garage
• Nicely sized yard
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• CHARMING LOFT SPACE
• GENEROUSLY SIZED LAUNDRY ROOM
• NICELY SIZED YARD
• LARGE GARAGE
• STORAGE SHED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family property; Above-grade finished area approximately 1,008
• Construction: Asphalt/fiberglass roof; Built as recorded in public records; Home warranty included
• Exterior features: Vinyl siding; Lot approximately 0.148 acres

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $30 ($365/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 $100k (15.6% below list).
• Recommended offer: $100k (15.6% 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-, schools D, amenities 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.
• Market conditions: 21 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $13k of equity ($823 loan paydown + $12k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $12k; list at $119k implies a 892% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,492 (15.6% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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 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?
5. 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?
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 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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $99,792
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
746 Whipple Ave	0.29mi	3/1.0 (+1)	888 (-4%)	4mo	$136,500	$154	72
165 Piccadilly St	0.22mi	2/1.5	832 (-10%)	1mo	$89,900	$108	70
769 Whipple Ave	0.34mi	2/1.0	884 (-4%)	23mo	$115,000	$130	58
331 Sanderson Ave	0.70mi	2/1.0	948 (+3%)	7mo	$40,000	$42	57
805 Devitt	0.30mi	3/2.0 (+1)	1,040 (+13%)	6mo	$185,000	$178	51
166 Piccadilly St	0.19mi	3/1.5 (+1)	1,044 (+13%)	21mo	$135,000	$129	45
481 Penhale Ave	0.36mi	2/1.0	1,056 (+14%)	20mo	$74,000	$70	42
327 Sanderson Ave	0.71mi	3/1.5 (+1)	852 (-8%)	10mo	$89,000	$104	38
513 Porter Ave	0.45mi	3/2.0 (+1)	1,040 (+13%)	16mo	$80,000	$77	36

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: 25.1%
• Equity multiple: 3.00×
• Total profit: $66,726
• Equity at exit: $107,205

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $194,933
• Equity at exit: $231,191

Cash invested: $33,320 (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: 21
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $30

Break-even live

Break-even rent $966

Max offer price $119,000

Occupancy floor 92%

Sensitivity live

Price	-10% $98	-5% $64	+0% $30	+5% $-3	+10% $-37
Rent	-10% $-49	-5% $-9	+0% $30	+5% $70	+10% $110
Rate	-1.0pp $90	-0.5pp $61	base $30	+0.5pp $0	+1.0pp $-32

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Gluck St Unit H Youngstown, OH	2.0	1.0	858	$900	$1.05	14d	1	1.20mi
114 Gluck St Youngstown, OH	1.0–3.0	1.0–1.5	1075	$1,062	$0.99	14d	1	1.23mi
130 Gluck St Youngstown, OH	2.0	1.0	989	$1,065	$1.08	14d	1	1.28mi
79 Lilburne Dr Youngstown, OH	3.0	1.0	988	$1,000	$1.01	14d	1	1.41mi

Listing history 28 events

1. 2026-06-19
   days on market $119,000 Active 46 DOM
2. 2026-06-18
   days on market $119,000 Active 45 DOM
3. 2026-06-17
   days on market $119,000 Active 44 DOM
4. 2026-06-16
   days on market $119,000 Active 43 DOM
5. 2026-06-15
   days on market $119,000 Active 42 DOM
6. 2026-06-14
   days on market $119,000 Active 40 DOM
7. 2026-06-13
   days on market $119,000 Active 39 DOM
8. 2026-06-10
   days on market $119,000 Active 37 DOM
9. 2026-06-09
   days on market $119,000 Active 36 DOM
10. 2026-06-08
    days on market $119,000 Active 35 DOM
11. 2026-06-07
    days on market $119,000 Active 34 DOM
12. 2026-06-05
    days on market $119,000 Active 31 DOM
13. 2026-06-03
    days on market $119,000 Active 30 DOM
14. 2026-06-02
    days on market $119,000 Active 29 DOM
15. 2026-06-01
    days on market $119,000 Active 28 DOM
16. 2026-05-31
    days on market $119,000 Active 27 DOM
17. 2026-05-30
    days on market $119,000 Active 26 DOM
18. 2026-05-15
    price $119,000
19. 2026-05-04
    listed $124,900 Active
20. 2026-04-30
    historical
21. 2026-04-14
    status Active
22. 2026-03-20
    status Pending
23. 2025-11-07
    price $112,000
24. 2025-11-06
    price $109,900
25. 2025-10-12
    price $119,000
26. 2025-10-11
    price $109,000
27. 2025-08-26
    listed $125,000 Active
28. 1989-09-20
    soldstatus $12,000

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$389/yr (+$32/mo · 36.1%)

ⓘ 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 2/10 Low 6 d/yr ≥96°F today · 15 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: $12,059
• − Mortgage interest: −$6,666
• − Property taxes: −$1,078
• − Insurance: −$595
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$3,462
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $766/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

+891.7% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $119,000 MLSNOW
• 2026-05-04 Listed $124,900 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-04-14 Relisted — MLSNOW
• 2026-03-20 Pending — MLSNOW
• 2025-11-07 Price Changed $112,000 MLSNOW
• 2025-11-06 Price Changed $109,900 MLSNOW
• 2025-10-12 Price Changed $119,000 MLSNOW
• 2025-10-11 Price Changed $109,000 MLSNOW
• 2025-08-26 Listed $125,000 MLSNOW
• 1989-09-20 Sold (Public Records) $12,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,078 · +99.1% YoY. Source: county tax records.