331 Wood Ave · Niles, OH 44446

$79,900

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 9 Days on market

Built 1901 7,405 sqft lot Est $151k · 47% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cheerful four bedroom, three bath residence located on a large corner lot. This spacious home includes remodeled bathrooms, a convenient breezeway to the 2.5 car garage and a fenced-in yard with fruit & hazelnut trees. Updates include roof, windows, electrical and furnace. So much for so little!

Key facts

• Cozy living room
• Fenced in backyard
• Two story home

Tags

• TWO STORY HOME
• COZY LIVING ROOM
• LARGE FORMAL DINING ROOM
• ABUNDANT CABINET SPACE
• FIRST FLOOR BONUS ROOM
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.8% vs local median 5.7% in Niles — 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 67/100 on livability (#628 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Niles City (suburban): math 37% / reading 52% proficiency, ranked #507 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Niles Primary School (426 students, 0% FRL); Niles Middle School (math 31% / reading 45%, grade F, #532 of 654 statewide, top 81%, 496 students, 60% FRL); Mckinley High School (math 12% / reading 67%, grade F, #528 of 781 statewide, top 71%, 580 students, 56% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $552 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1901 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $150,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Wood Ave	0.00mi	3/2.0	1,712 (0%)	1mo	$81,900	$48	99
45 Summit Ave	0.59mi	3/1.5	1,653 (-3%)	0mo	$85,000	$51	64
230 High Ave	0.40mi	3/2.5	1,512 (-12%)	0mo	$195,000	$129	60
124 Morse Ave	0.53mi	3/2.0	1,642 (-4%)	14mo	$120,000	$73	57
214 N Bentley Ave	0.59mi	3/1.5	1,558 (-9%)	0mo	$180,000	$116	55
316 Lafayette Ave	0.60mi	3/1.5	1,584 (-8%)	9mo	$139,900	$88	50
223 Russell Ave	0.62mi	3/2.0	1,489 (-13%)	3mo	$130,000	$87	47
166 Oak Knl	0.70mi	4/1.0 (+1)	1,829 (+7%)	2mo	$75,000	$41	45
123 Lincoln Ave	0.54mi	3/1.0	1,584 (-8%)	18mo	$160,000	$101	43
30 Bond St	0.70mi	4/1.5 (+1)	1,816 (+6%)	11mo	$165,000	$91	41
220 Lincoln Ave	0.58mi	3/1.5	1,462 (-15%)	8mo	$108,850	$74	40
1357 Kearney St	0.74mi	3/2.5	1,538 (-10%)	10mo	$135,000	$88	38

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $6,052
• Equity at exit: $11,913

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $29,773
• Equity at exit: $6,908

Cash invested: $22,372 (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 44446

• Home prices YoY: -19.9%
• Active inventory: 66
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $298

Break-even live

Break-even rent $695

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $343	-5% $321	+0% $298	+5% $275	+10% $253
Rent	-10% $213	-5% $256	+0% $298	+5% $340	+10% $383
Rate	-1.0pp $338	-0.5pp $318	base $298	+0.5pp $277	+1.0pp $256

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Circle St Unit 5 Niles, OH	2.0	1.0	1200	$850	$0.71	15d	1	0.49mi
35 Neil St #1 Niles, OH	2.0	1.0	1264	$950	$0.75	15d	1	0.84mi
1916 Youll St Niles, OH	1.0–3.0	1.0–1.5	1216	$1,130	$0.93	15d	1	1.30mi

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-03-27
   listed $79,900 Active
3. 2013-10-18
   soldstatus $39,900 317-char remark

   Show marketing remark (317 chars)

   Check out this cheerful four bedroom, three bath residence located on a large corner lot. This spacious home includes remodeled bathrooms, a convenient breezeway to the 2.5 car garage and a fenced-in yard with fruit & hazelnut trees. Updates include roof, windows, electrical and furnace. So much for so little!

4. 2013-10-18
   soldstatus $39,900

   Show marketing remark (317 chars)

   Check out this cheerful four bedroom, three bath residence located on a large corner lot. This spacious home includes remodeled bathrooms, a convenient breezeway to the 2.5 car garage and a fenced-in yard with fruit & hazelnut trees. Updates include roof, windows, electrical and furnace. So much for so little!

5. 2013-04-25
   listed $39,900 317-char remark

   Show marketing remark (317 chars)

   Check out this cheerful four bedroom, three bath residence located on a large corner lot. This spacious home includes remodeled bathrooms, a convenient breezeway to the 2.5 car garage and a fenced-in yard with fruit & hazelnut trees. Updates include roof, windows, electrical and furnace. So much for so little!

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,205 · $100/mo
• Expected delta: +$42/yr (+$3/mo · 3.6%)

ⓘ 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 ≥97°F today · 18 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: $12,870
• − Mortgage interest: −$4,476
• − Property taxes: −$1,163
• − Insurance: −$400
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,324
• Taxable income: $2,448
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $2,989/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: Niles City
• NCES district ID: 3904449
• Math proficiency: 37% ▼ -22.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $37,965
• Composite: 37.02/100
• National rank: #4517
• State rank: #507 of 656 in OH

Livability — Niles

• Score: 67/100
• State rank: #628
• US rank: #11037

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niles, OH
• County: Trumbull County · 61,158 people
• City population: 20,060
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 20,060
• Household income: $50,468
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 820.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 1% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -49.52%
• Current HPI: 198.7738
• 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

+100.3% since first listed

5 events — show timeline

• 2026-04-08 Pending — MLSNOW
• 2026-03-27 Listed $79,900 MLSNOW
• 2013-10-18 Sold (Public Records) $39,900 Public Records
• 2013-10-18 Sold (MLS) $39,900 MLSNOW
• 2013-04-25 Listed $39,900 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $1,163 · +1.0% YoY. Source: county tax records.