2773 Burton St SE · Warren, OH 44484

$59,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 109 Days on market

Built 1946 6,198 sqft lot $54/sqft · 39% below area Est $65k · 8% under

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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
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special, Home is 2 bedroom One bath with full basement. possible third bedroom up stairs.

Key facts

• 6,198 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: 87 active listings in the ZIP; 5 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y 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.
• Current owner paid $22k; list at $60k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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 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: 1.65% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.02%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (median comp): $65,333
• List price: $59,900
• Delta: -8.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2143 Central Parkway Ave SE	0.07mi	3/1.5 (+1)	1,144 (+4%)	2mo	$45,000	$39	82
1523 Edgehill Ave SE	0.29mi	3/2.0 (+1)	1,108 (+0%)	7mo	$122,200	$110	71
2712 Ridge Ave SE	0.39mi	2/1.0	1,031 (-7%)	1mo	$82,000	$80	70
1178 Meadowbrook Ave SE	0.44mi	2/1.0	1,184 (+7%)	3mo	$95,000	$80	65
3323 Draper Ave SE	0.58mi	2/1.0	1,148 (+4%)	4mo	$136,000	$118	63
1006 Trumbull Ave	0.55mi	3/1.0 (+1)	1,080 (-2%)	9mo	$150,000	$139	58
1507 Westover Dr SE	0.41mi	3/2.0 (+1)	1,173 (+6%)	7mo	$133,000	$113	56
1216 Kenmore Ave SE	0.42mi	3/1.0 (+1)	1,008 (-9%)	10mo	$52,000	$52	52
2026 Ada Ave SE	0.75mi	3/1.0 (+1)	1,065 (-4%)	5mo	$89,900	$84	50
3788 Adrian Dr	0.71mi	3/2.0 (+1)	1,092 (-1%)	9mo	$170,000	$156	49
948 Francis Ave SE	0.60mi	3/2.0 (+1)	1,170 (+6%)	8mo	$120,000	$103	46
697 Perkinswood Blvd SE	0.72mi	3/2.0 (+1)	1,222 (+11%)	9mo	$161,305	$132	32

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: 23.4%
• Equity multiple: 1.96×
• Total profit: $16,114
• Equity at exit: $8,931

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $47,253
• Equity at exit: $5,179

Cash invested: $16,772 (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: 87
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$314
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $406

Break-even live

Break-even rent $474

Max offer price $59,900

Occupancy floor 54%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2232 Youngstown Rd SE Warren, OH	2.0	1.0	800	$1,050	$1.31	13d	1	0.51mi
1151 Kenilworth Ave SE Warren, OH	2.0	1.0	1207	$900	$0.75	13d	1	0.77mi
840 Woodbine Ave SE Unit 838 Warren, OH	2.0	1.0	1009	$1,000	$0.99	13d	1	0.82mi
259 Perkinswood Blvd NE Warren, OH	1.0–2.0	1.0	743	$845	$1.14	13d	3	1.29mi
341 Charles AVE Warren, OH	3.0	1.0	1232	$1,100	$0.89	44d	1	1.36mi

Listing history 37 events

1. 2026-06-19
   days on market $59,900 Active 109 DOM
2. 2026-06-18
   days on market $59,900 Active 108 DOM
3. 2026-06-17
   days on market $59,900 Active 107 DOM
4. 2026-06-16
   days on market $59,900 Active 106 DOM
5. 2026-06-15
   days on market $59,900 Active 105 DOM
6. 2026-06-14
   days on market $59,900 Active 103 DOM
7. 2026-06-13
   days on market $59,900 Active 102 DOM
8. 2026-06-10
   days on market $59,900 Active 100 DOM
9. 2026-06-09
   days on market $59,900 Active 99 DOM
10. 2026-06-08
    days on market $59,900 Active 98 DOM
11. 2026-06-07
    days on market $59,900 Active 97 DOM
12. 2026-06-05
    days on market $59,900 Active 94 DOM
13. 2026-06-02
    days on market $59,900 Active 92 DOM
14. 2026-06-01
    days on market $59,900 Active 91 DOM
15. 2026-05-31
    days on market $59,900 Active 90 DOM
16. 2026-05-30
    days on market $59,900 Active 89 DOM
17. 2026-03-02
    listed $59,900 Active 98-char remark

    Show marketing remark (98 chars)

    Investor Special, Home is 2 bedroom One bath with full basement. possible third bedroom up stairs.

18. 2025-11-30
    historical
19. 2024-11-11
    listed $99,900 Active
20. 2022-07-31
    historical
21. 2021-07-13
    listed $54,900 Active
22. 2021-04-16
    soldstatus $22,500 Closed
23. 2021-03-20
    status Pending
24. 2021-03-19
    listed $24,000 Active
25. 2008-04-14
    soldstatus $7,500
26. 2007-12-21
    listed $8,500
27. 2007-12-16
    historical
28. 2007-10-16
    listed $11,825
29. 2007-08-15
    historical
30. 2007-05-31
    listed $13,900
31. 2007-04-27
    historical
32. 2007-02-17
    listed $16,150
33. 2007-01-27
    historical
34. 2006-08-04
    listed $19,000
35. 1996-10-02
    historical
36. 1996-06-28
    soldstatus $30,000
37. 1996-04-02
    listed $28,900

ⓘ 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: $426 · $36/mo
• Projected year-2 tax: $680 · $57/mo
• Expected delta: +$254/yr (+$21/mo · 59.6%)

ⓘ 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 ≥98°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: $11,850
• − Mortgage interest: −$3,355
• − Property taxes: −$426
• − Insurance: −$300
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$1,743
• Taxable income: $4,131
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $3,875/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 · 193,293 people
• City population: 25,805
• 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

+107.3% since first listed

21 events — show timeline

• 2026-03-02 Listed $59,900 MLSNOW
• 2025-11-30 Listing Removed — MLSNOW
• 2024-11-11 Listed $99,900 MLSNOW
• 2022-07-31 Listing Removed — MLSNOW
• 2021-07-13 Listed $54,900 MLSNOW
• 2021-04-16 Sold (MLS) $22,500 MLSNOW
• 2021-03-20 Pending — MLSNOW
• 2021-03-19 Listed $24,000 MLSNOW
• 2008-04-14 Sold (MLS) $7,500 MLSNOW
• 2007-12-21 Listed $8,500 MLSNOW
• 2007-12-16 Listing Removed — MLSNOW
• 2007-10-16 Listed $11,825 MLSNOW
• 2007-08-15 Listing Removed — MLSNOW
• 2007-05-31 Listed $13,900 MLSNOW
• 2007-04-27 Listing Removed — MLSNOW
• 2007-02-17 Listed $16,150 MLSNOW
• 2007-01-27 Listing Removed — MLSNOW
• 2006-08-04 Listed $19,000 MLSNOW
• 1996-10-02 Listing Removed — MLSNOW
• 1996-06-28 Sold (Public Records) $30,000 Public Records
• 1996-04-02 Listed $28,900 MLSNOW

Property tax history

-1.5%/yr

Latest (2025): $426 · +1.9% YoY. Source: county tax records.