420 Perkinswood Blvd NE · Warren, OH 44483

$89,000

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 24 Days on market

Built 1949 6,969 sqft lot Est $126k · 29% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in this charming one-level ranch home. Forget stairs and embrace convenience in this cozy abode featuring a comfortable living room, dedicated dining area and a functional kitchen. You'll find two bedrooms, a full bath and a handy utility/laundry room all thoughtfully arranged on a single level. A detached two-car garage provides ample parking and storage. Step outside and enjoy the nice backyard with a relaxing patio and a grassy area perfect for outdoor activities. The location is unbeatable, putting you close to schools, the hospital, downtown attractions and convenient highway access. Built with unique all-metal construction, this home offers durability and low maintenance. Don't miss out on this fantastic opportunity for comfortable and convenient living.

Key facts

• Metal roofs
• Built-in shelving
• Lustron ranch home

Tags

• LUSTRON RANCH HOME
• METAL ROOFS
• BUILT-IN STORAGE
• BUILT-IN SHELVING
• BUILT-IN VANITY
• BACK PATIO

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Metal roof; Vinyl siding
• Construction: Built (year from public records); Vinyl siding construction; Metal roof
• Exterior features: Lot approximately 0.16 acres

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: Two bedrooms on the main level; primary bedroom approx. 14' x 11' (main level)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating
• Interior features: Built-in features
• Laundry & utility: Washer and Dryer present; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.0% in Warren — 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 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: 107 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 24 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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: 1.07% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $126,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Perkinswood Blvd NE	0.00mi	2/1.0	1,052 (0%)	12mo	$78,000	$74	90
191 Willard Ave NE	0.26mi	2/1.5	1,089 (+4%)	10mo	$126,000	$116	72
213 Kenmore Ave NE	0.29mi	3/1.0 (+1)	1,142 (+9%)	6mo	$116,000	$102	62
341 Kenmore Ave NE	0.24mi	2/1.0	924 (-12%)	11mo	$130,000	$141	60
424 Kenilworth Ave NE	0.56mi	3/1.0 (+1)	1,008 (-4%)	7mo	$35,263	$35	56
604 Adelaide Ave NE	0.34mi	3/2.0 (+1)	1,120 (+6%)	10mo	$156,000	$139	56
336 Willard Ave SE	0.50mi	3/1.5 (+1)	1,136 (+8%)	2mo	$130,000	$114	55
200 Willard Ave SE	0.41mi	3/1.5 (+1)	1,162 (+10%)	8mo	$139,000	$120	50
327 Adelaide	0.59mi	3/1.0 (+1)	1,144 (+9%)	6mo	$127,900	$112	48
696 Meadowbrook Ave SE	0.75mi	3/1.5 (+1)	1,140 (+8%)	2mo	$150,000	$132	42
174 Hazelwood Ave SE	0.44mi	3/1.5 (+1)	1,200 (+14%)	12mo	$144,527	$120	39
1131 Guarnieri Dr NE	0.59mi	3/2.5 (+1)	1,201 (+14%)	12mo	$210,000	$175	27

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-5,221
• Equity at exit: $13,270

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $7,330
• Equity at exit: $7,695

Cash invested: $24,920 (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 44483

• Home prices YoY: -16.3%
• Active inventory: 107
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $954 high
• Mortgage (P&I): −$467
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $144

Break-even live

Break-even rent $771

Max offer price $89,000

Occupancy floor 80%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
259 Perkinswood Blvd NE Warren, OH	1.0–2.0	1.0	743	$845	$1.14	13d	3	0.16mi
1216 Hollywood St NE Warren, OH	3.0	1.0	1158	$1,050	$0.91	21d	1	0.96mi
840 Woodbine Ave SE Unit 838 Warren, OH	2.0	1.0	1009	$1,000	$0.99	13d	1	1.05mi
341 Charles AVE Warren, OH	3.0	1.0	1232	$1,100	$0.89	44d	1	1.11mi
2232 Youngstown Rd SE Warren, OH	2.0	1.0	800	$1,050	$1.31	13d	1	1.12mi
1826 Cranberry Ln NE Warren, OH	2.0–3.0	1.5	1389	$920	$0.66	13d	1	1.21mi
1151 Kenilworth Ave SE Warren, OH	2.0	1.0	1207	$900	$0.75	13d	1	1.23mi
407 Washington St NE Niles, OH	3.0	1.5	1388	$1,250	$0.90	13d	1	1.49mi

Listing history 30 events

1. 2026-06-19
   days on market $89,000 Active 24 DOM
2. 2026-06-18
   days on market $89,000 Active 23 DOM
3. 2026-06-17
   days on market $89,000 Active 22 DOM
4. 2026-06-16
   days on market $89,000 Active 21 DOM
5. 2026-06-15
   days on market $89,000 Active 20 DOM
6. 2026-06-14
   days on market $89,000 Active 18 DOM
7. 2026-06-13
   days on market $89,000 Active 17 DOM
8. 2026-06-10
   days on market $89,000 Active 15 DOM
9. 2026-06-09
   days on market $89,000 Active 14 DOM
10. 2026-06-08
    days on market $89,000 Active 13 DOM
11. 2026-06-07
    days on market $89,000 Active 12 DOM
12. 2026-06-05
    days on market $89,000 Active 9 DOM
13. 2026-06-02
    days on market $89,000 Active 7 DOM
14. 2026-06-01
    days on market $89,000 Active 6 DOM
15. 2026-05-31
    days on market $89,000 Active 5 DOM
16. 2026-05-30
    days on market $89,000 Active 4 DOM
17. 2026-05-23
    listed $89,000 Active
18. 2025-06-30
    status Pending 793-char remark

    Show marketing remark (793 chars)

    Welcome to easy living in this charming one-level ranch home. Forget stairs and embrace convenience in this cozy abode featuring a comfortable living room, dedicated dining area and a functional kitchen. You'll find two bedrooms, a full bath and a handy utility/laundry room all thoughtfully arranged on a single level. A detached two-car garage provides ample parking and storage. Step outside and enjoy the nice backyard with a relaxing patio and a grassy area perfect for outdoor activities. The location is unbeatable, putting you close to schools, the hospital, downtown attractions and convenient highway access. Built with unique all-metal construction, this home offers durability and low maintenance. Don't miss out on this fantastic opportunity for comfortable and convenient living.

19. 2025-06-26
    soldstatus $78,000 Closed 793-char remark

    Show marketing remark (793 chars)

    Welcome to easy living in this charming one-level ranch home. Forget stairs and embrace convenience in this cozy abode featuring a comfortable living room, dedicated dining area and a functional kitchen. You'll find two bedrooms, a full bath and a handy utility/laundry room all thoughtfully arranged on a single level. A detached two-car garage provides ample parking and storage. Step outside and enjoy the nice backyard with a relaxing patio and a grassy area perfect for outdoor activities. The location is unbeatable, putting you close to schools, the hospital, downtown attractions and convenient highway access. Built with unique all-metal construction, this home offers durability and low maintenance. Don't miss out on this fantastic opportunity for comfortable and convenient living.

20. 2025-06-26
    soldstatus $78,000

    Show marketing remark (793 chars)

    Welcome to easy living in this charming one-level ranch home. Forget stairs and embrace convenience in this cozy abode featuring a comfortable living room, dedicated dining area and a functional kitchen. You'll find two bedrooms, a full bath and a handy utility/laundry room all thoughtfully arranged on a single level. A detached two-car garage provides ample parking and storage. Step outside and enjoy the nice backyard with a relaxing patio and a grassy area perfect for outdoor activities. The location is unbeatable, putting you close to schools, the hospital, downtown attractions and convenient highway access. Built with unique all-metal construction, this home offers durability and low maintenance. Don't miss out on this fantastic opportunity for comfortable and convenient living.

21. 2025-05-12
    historical Contingent 793-char remark

    Show marketing remark (793 chars)

    Welcome to easy living in this charming one-level ranch home. Forget stairs and embrace convenience in this cozy abode featuring a comfortable living room, dedicated dining area and a functional kitchen. You'll find two bedrooms, a full bath and a handy utility/laundry room all thoughtfully arranged on a single level. A detached two-car garage provides ample parking and storage. Step outside and enjoy the nice backyard with a relaxing patio and a grassy area perfect for outdoor activities. The location is unbeatable, putting you close to schools, the hospital, downtown attractions and convenient highway access. Built with unique all-metal construction, this home offers durability and low maintenance. Don't miss out on this fantastic opportunity for comfortable and convenient living.

22. 2025-05-05
    price $79,900 793-char remark

    Show marketing remark (793 chars)

    Welcome to easy living in this charming one-level ranch home. Forget stairs and embrace convenience in this cozy abode featuring a comfortable living room, dedicated dining area and a functional kitchen. You'll find two bedrooms, a full bath and a handy utility/laundry room all thoughtfully arranged on a single level. A detached two-car garage provides ample parking and storage. Step outside and enjoy the nice backyard with a relaxing patio and a grassy area perfect for outdoor activities. The location is unbeatable, putting you close to schools, the hospital, downtown attractions and convenient highway access. Built with unique all-metal construction, this home offers durability and low maintenance. Don't miss out on this fantastic opportunity for comfortable and convenient living.

23. 2025-04-16
    listed $89,900 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to easy living in this charming one-level ranch home. Forget stairs and embrace convenience in this cozy abode featuring a comfortable living room, dedicated dining area and a functional kitchen. You'll find two bedrooms, a full bath and a handy utility/laundry room all thoughtfully arranged on a single level. A detached two-car garage provides ample parking and storage. Step outside and enjoy the nice backyard with a relaxing patio and a grassy area perfect for outdoor activities. The location is unbeatable, putting you close to schools, the hospital, downtown attractions and convenient highway access. Built with unique all-metal construction, this home offers durability and low maintenance. Don't miss out on this fantastic opportunity for comfortable and convenient living.

24. 2007-09-30
    historical
25. 2007-03-19
    listed $69,900
26. 2004-09-29
    historical
27. 2004-03-29
    listed $79,900
28. 1999-05-27
    soldstatus $62,500
29. 1997-12-29
    soldstatus $59,000
30. 1990-08-20
    soldstatus $27,900

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,326 · $111/mo
• Expected delta: +$62/yr (+$5/mo · 4.9%)

ⓘ 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: $11,445
• − Mortgage interest: −$4,985
• − Property taxes: −$1,264
• − Insurance: −$445
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,589
• Taxable income: $330
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $1,652/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 County · 61,158 people
• City population: 25,805
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 25,805
• Household income: $49,017
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 989.0

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 (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -42.50%
• Current HPI: 218.3455
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-PA
• 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

+219.0% since first listed

14 events — show timeline

• 2026-05-23 Listed $89,000 MLSNOW
• 2025-06-30 Pending — MLSNOW
• 2025-06-26 Sold (Public Records) $78,000 Public Records
• 2025-06-26 Sold (MLS) $78,000 MLSNOW
• 2025-05-12 Contingent — MLSNOW
• 2025-05-05 Price Changed $79,900 MLSNOW
• 2025-04-16 Listed $89,900 MLSNOW
• 2007-09-30 Listing Removed — MLSNOW
• 2007-03-19 Listed $69,900 MLSNOW
• 2004-09-29 Listing Removed — MLSNOW
• 2004-03-29 Listed $79,900 MLSNOW
• 1999-05-27 Sold (Public Records) $62,500 Public Records
• 1997-12-29 Sold (Public Records) $59,000 Public Records
• 1990-08-20 Sold (Public Records) $27,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,264 · +1.9% YoY. Source: county tax records.