2432 Cadwallader Sonk Rd · Howland Center, OH 44410

$100,800

5 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 90 Days on market

Built 1900 1.05 ac lot $75/sqft · 58% below area

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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 +9.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic Charm & Endless Potential on Over an Acre! Welcome to 2432 Cadwallader Sonk Rd, a classic conventional-style home situated on a spacious 1.05-acre lot in the desirable Lakeview School District. 1 Built in 1900, this property offers a unique opportunity for investors or DIY enthusiasts looking to restore a piece of history or create their dream country retreat. selling the property AS-IS.

Key facts

• Historic charm
• Spacious lot
• 1.05 acre lot

Tags

• SPACIOUS LOT
• LAKEVIEW SCHOOL DISTRICT
• HISTORIC CHARM

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $95k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Lakeview Local (suburban): math 76% / reading 76% proficiency, ranked #89 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 70 active listings in the ZIP; 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 $697 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $101k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,752 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.40% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $237,310
• List price: $100,800
• Delta: -57.52%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,653
• Equity at exit: $15,030

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $44,076
• Equity at exit: $8,715

Cash invested: $28,224 (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 44410

• Home prices YoY: -23.0%
• Active inventory: 70
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$529
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $423

Break-even live

Break-even rent $875

Max offer price $100,800

Occupancy floor 65%

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: $25,200
• Closing costs: $3,024
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $100,800 Pending 90 DOM
2. 2026-06-03
   days on market $100,800 Active 88 DOM
3. 2026-06-02
   days on market $100,800 Active 87 DOM
4. 2026-06-01
   days on market $100,800 Active 86 DOM
5. 2026-05-31
   days on market $100,800 Active 85 DOM
6. 2026-05-30
   days on market $100,800 Active 84 DOM
7. 2026-05-01
   price $100,800 407-char remark

   Show marketing remark (407 chars)

   Historic Charm & Endless Potential on Over an Acre! Welcome to 2432 Cadwallader Sonk Rd, a classic conventional-style home situated on a spacious 1.05-acre lot in the desirable Lakeview School District. 1 Built in 1900, this property offers a unique opportunity for investors or DIY enthusiasts looking to restore a piece of history or create their dream country retreat. selling the property AS-IS.

8. 2026-04-07
   price $111,000 407-char remark

   Show marketing remark (407 chars)

   Historic Charm & Endless Potential on Over an Acre! Welcome to 2432 Cadwallader Sonk Rd, a classic conventional-style home situated on a spacious 1.05-acre lot in the desirable Lakeview School District. 1 Built in 1900, this property offers a unique opportunity for investors or DIY enthusiasts looking to restore a piece of history or create their dream country retreat. selling the property AS-IS.

9. 2026-03-06
   listed $123,000 Active 407-char remark

   Show marketing remark (407 chars)

   Historic Charm & Endless Potential on Over an Acre! Welcome to 2432 Cadwallader Sonk Rd, a classic conventional-style home situated on a spacious 1.05-acre lot in the desirable Lakeview School District. 1 Built in 1900, this property offers a unique opportunity for investors or DIY enthusiasts looking to restore a piece of history or create their dream country retreat. selling the property AS-IS.

10. 2025-09-17
    status Active
11. 2025-09-16
    historical
12. 2025-07-13
    status Pending
13. 2025-07-10
    listed $150,000 Active
14. 2018-11-01
    soldstatus $50,100

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$62/yr (+$5/mo · 4.3%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,932
• − Mortgage interest: −$5,646
• − Property taxes: −$1,448
• − Insurance: −$504
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,932
• Taxable income: $3,692
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,195/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: Lakeview Local
• NCES district ID: 3905018
• Math proficiency: 76% ▼ -5.00%
• Reading proficiency: 76% ▼ -5.00%
• Median HH income: $52,537
• Composite: 64.59/100
• National rank: #532
• State rank: #89 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

• County: Trumbull · 193,293 people
• City population: 21,634
• Metro: Youngstown-Warren, OH
• Population (ZIP): 16,467
• Household income: $63,158
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 9.8

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 2%
• Foreign-born: 2% · Canada
• 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: ▼ -60.39%
• Current HPI: 202.4062
• 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

+101.2% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $100,800 MLSNOW
• 2026-04-07 Price Changed $111,000 MLSNOW
• 2026-03-06 Listed $123,000 MLSNOW
• 2025-09-17 Relisted — MLSNOW
• 2025-09-16 Listing Removed — MLSNOW
• 2025-07-13 Pending — MLSNOW
• 2025-07-10 Listed $150,000 MLSNOW
• 2018-11-01 Sold (Public Records) $50,100 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,448 · -13.4% YoY. Source: county tax records.