2330 Mahoning Ave NW · Warren, OH 44483

$165,000

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 29 Days on market

Built 1929 7,997 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This place has been beautifully updated and ready to go! Move right into, all the work has been done. Everything!! Live in one and rent the other or rent them both. Renting is at an all time high! Each unit is like new. New doors, kitchens, baths, flooring and fixtures. The outlets have the cool USB plugs! New ceramic floors in the baths, new carpets in the beds, and new vinyl everywhere else. All the utilities are separate!! Two furnaces, 2 hot water tanks, 2 electric meters. Full basements for each as well. The drive is accessed by both sides and in the middle is a newer, 26x24 extremely large and very nice garage. You need this garage! This make for an excellent income producer or comfortable home. An amazing opportunity!

Key facts

• Huge garage space
• Electrical updated
• Front porches

Tags

• RENOVATED INTERIOR
• SHARED HORSESHOE DRIVEWAY
• HUGE GARAGE SPACE
• FRONT PORCHES
• BACK PORCHES
• ELECTRICAL UPDATED

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive. Per door: $204/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 comparable units currently listed for rent nearby; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($49k/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 $5k 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 29 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.09% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $63,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
394 Comstock NW	0.55mi	3/2.0 (-1)	1,716 (+2%)	22mo	$65,000	$38	48

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-821
• Equity at exit: $24,602

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $32,525
• Equity at exit: $14,266

Cash invested: $46,200 (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 44483

• Home prices YoY: -16.3%
• Active inventory: 107
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,806 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $408

Break-even live

Break-even rent $1,290

Max offer price $165,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,806
Total (2 units)			$1,806

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1388 Beechcrest St NW Warren, OH	3.0	2.0	1297	$1,195	$0.92	13d	1	0.50mi
407 Washington St NE Niles, OH	3.0	1.5	1388	$1,250	$0.90	13d	1	1.35mi

Listing history 31 events

1. 2026-06-19
   days on market $165,000 Active 29 DOM
2. 2026-06-18
   days on market $165,000 Active 28 DOM
3. 2026-06-17
   days on market $165,000 Active 27 DOM
4. 2026-06-16
   days on market $165,000 Active 26 DOM
5. 2026-06-15
   price $165,000 Active 25 DOM
6. 2026-06-15
   days on market $175,000 Active 25 DOM
7. 2026-06-14
   days on market $175,000 Active 23 DOM
8. 2026-06-13
   days on market $175,000 Active 22 DOM
9. 2026-06-10
   days on market $175,000 Active 20 DOM
10. 2026-06-09
    days on market $175,000 Active 19 DOM
11. 2026-06-08
    days on market $175,000 Active 18 DOM
12. 2026-06-07
    days on market $175,000 Active 17 DOM
13. 2026-06-05
    days on market $175,000 Active 14 DOM
14. 2026-06-02
    days on market $175,000 Active 12 DOM
15. 2026-06-01
    days on market $175,000 Active 11 DOM
16. 2026-05-31
    days on market $175,000 Active 10 DOM
17. 2026-05-30
    days on market $175,000 Active 9 DOM
18. 2026-05-22
    listed $175,000 Active
19. 2023-05-02
    soldstatus $100,000 Closed 738-char remark

    Show marketing remark (738 chars)

    This place has been beautifully updated and ready to go! Move right into, all the work has been done. Everything!! Live in one and rent the other or rent them both. Renting is at an all time high! Each unit is like new. New doors, kitchens, baths, flooring and fixtures. The outlets have the cool USB plugs! New ceramic floors in the baths, new carpets in the beds, and new vinyl everywhere else. All the utilities are separate!! Two furnaces, 2 hot water tanks, 2 electric meters. Full basements for each as well. The drive is accessed by both sides and in the middle is a newer, 26x24 extremely large and very nice garage. You need this garage! This make for an excellent income producer or comfortable home. An amazing opportunity!

20. 2023-05-02
    soldstatus $100,000

    Show marketing remark (738 chars)

    This place has been beautifully updated and ready to go! Move right into, all the work has been done. Everything!! Live in one and rent the other or rent them both. Renting is at an all time high! Each unit is like new. New doors, kitchens, baths, flooring and fixtures. The outlets have the cool USB plugs! New ceramic floors in the baths, new carpets in the beds, and new vinyl everywhere else. All the utilities are separate!! Two furnaces, 2 hot water tanks, 2 electric meters. Full basements for each as well. The drive is accessed by both sides and in the middle is a newer, 26x24 extremely large and very nice garage. You need this garage! This make for an excellent income producer or comfortable home. An amazing opportunity!

21. 2023-03-16
    status Pending 738-char remark

    Show marketing remark (738 chars)

    This place has been beautifully updated and ready to go! Move right into, all the work has been done. Everything!! Live in one and rent the other or rent them both. Renting is at an all time high! Each unit is like new. New doors, kitchens, baths, flooring and fixtures. The outlets have the cool USB plugs! New ceramic floors in the baths, new carpets in the beds, and new vinyl everywhere else. All the utilities are separate!! Two furnaces, 2 hot water tanks, 2 electric meters. Full basements for each as well. The drive is accessed by both sides and in the middle is a newer, 26x24 extremely large and very nice garage. You need this garage! This make for an excellent income producer or comfortable home. An amazing opportunity!

22. 2023-03-10
    price $145,000 738-char remark

    Show marketing remark (738 chars)

    This place has been beautifully updated and ready to go! Move right into, all the work has been done. Everything!! Live in one and rent the other or rent them both. Renting is at an all time high! Each unit is like new. New doors, kitchens, baths, flooring and fixtures. The outlets have the cool USB plugs! New ceramic floors in the baths, new carpets in the beds, and new vinyl everywhere else. All the utilities are separate!! Two furnaces, 2 hot water tanks, 2 electric meters. Full basements for each as well. The drive is accessed by both sides and in the middle is a newer, 26x24 extremely large and very nice garage. You need this garage! This make for an excellent income producer or comfortable home. An amazing opportunity!

23. 2023-01-28
    listed $149,000 Active 738-char remark

    Show marketing remark (738 chars)

    This place has been beautifully updated and ready to go! Move right into, all the work has been done. Everything!! Live in one and rent the other or rent them both. Renting is at an all time high! Each unit is like new. New doors, kitchens, baths, flooring and fixtures. The outlets have the cool USB plugs! New ceramic floors in the baths, new carpets in the beds, and new vinyl everywhere else. All the utilities are separate!! Two furnaces, 2 hot water tanks, 2 electric meters. Full basements for each as well. The drive is accessed by both sides and in the middle is a newer, 26x24 extremely large and very nice garage. You need this garage! This make for an excellent income producer or comfortable home. An amazing opportunity!

24. 2022-08-04
    soldstatus $55,000 Closed 219-char remark

    Show marketing remark (219 chars)

    2 bedrooms on each side owner hasn t lives there for many years so unsure about utilities. owner wants to be there at every showing to let people in. So no showings until after 430 pm. address is 2328 and 2330 mahoning.

25. 2022-06-29
    status Pending 219-char remark

    Show marketing remark (219 chars)

    2 bedrooms on each side owner hasn t lives there for many years so unsure about utilities. owner wants to be there at every showing to let people in. So no showings until after 430 pm. address is 2328 and 2330 mahoning.

26. 2022-06-27
    listed $48,900 Active 219-char remark

    Show marketing remark (219 chars)

    2 bedrooms on each side owner hasn t lives there for many years so unsure about utilities. owner wants to be there at every showing to let people in. So no showings until after 430 pm. address is 2328 and 2330 mahoning.

27. 2005-06-22
    soldstatus $80,000
28. 2002-06-11
    soldstatus $60,000
29. 2002-02-06
    listed $67,500
30. 1993-03-25
    soldstatus $40,000
31. 1993-03-25
    soldstatus $42,000

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,797 · $150/mo
• Expected delta: +$777/yr (+$65/mo · 76.1%)

ⓘ 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 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: $21,672
• − Mortgage interest: −$9,243
• − Property taxes: −$1,021
• − Insurance: −$825
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$4,800
• Taxable income: $2,316
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $4,336/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

+337.5% since first listed

14 events — show timeline

• 2026-05-22 Listed $175,000 MLSNOW
• 2023-05-02 Sold (Public Records) $100,000 Public Records
• 2023-05-02 Sold (MLS) $100,000 MLSNOW
• 2023-03-16 Pending — MLSNOW
• 2023-03-10 Price Changed $145,000 MLSNOW
• 2023-01-28 Listed $149,000 MLSNOW
• 2022-08-04 Sold (MLS) $55,000 MLSNOW
• 2022-06-29 Pending — MLSNOW
• 2022-06-27 Listed $48,900 MLSNOW
• 2005-06-22 Sold (Public Records) $80,000 Public Records
• 2002-06-11 Sold (Public Records) $60,000 Public Records
• 2002-02-06 Listed $67,500 MLSNOW
• 1993-03-25 Sold (Public Records) $42,000 Public Records
• 1993-03-25 Sold (Public Records) $40,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,021 · +1.9% YoY. Source: county tax records.