614 Meadowbrook Ave SE · Warren, OH 44484

$99,900

3 bd · 1.0 ba · 1,339 sqft · SingleFamily public records · 6 Days on market

Built 1942 8,498 sqft lot Est $177k · 43% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• 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

Welcome home to this solid 3-bedroom residence offering comfortable living. The home features spacious rooms with plenty of natural light. Enjoy the convenient first-floor full bath equipped with a walk-in tub for added accessibility and ease of use. A detached garage offers additional storage and parking space. Whether you're looking for your first home, downsizing, or adding to your investment portfolio, this property offers a great combination of comfort, functionality, and value.

Key facts

• Walk-in tub
• Detached garage
• 8,498 sq ft lot

Tags

• FIRST-FLOOR FULL BATH
• WALK-IN TUB
• DETACHED GARAGE

Property features AI

Finance

• Other: Annual taxes listed (details excluded per instructions)
• Financial info: No additional financial or investor details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached garage (1 car)
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl and wood siding exterior; Asphalt roof
• Construction: Built (year per public records); Vinyl siding; Wood siding; Asphalt roof; Full basement
• Exterior features: Lot approximately 0.195 acres; Below-grade finished area (basement) of about 350; Above-grade finished area of about 1,339

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $76 ($908/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (4.9% below list).
• Recommended offer: $95k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.9% in Warren — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Lincoln Pk-8 School (math 31% / reading 39%, grade F, #1,110 of 1,584 statewide, top 70%, 1,066 students, 0% FRL); Warren G Harding High School (math 16% / reading 32%, grade F, #665 of 781 statewide, top 85%, 1,155 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 92 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,973 (4.9% below list)

Questions for the listing agent

1. Built in 1942 — 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: 0.95% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $176,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 Meadowbrook Ave SE	0.04mi	3/1.0	1,235 (-8%)	5mo	$143,000	$116	82
880 Meadowbrook Ave SE	0.25mi	3/2.5	1,392 (+4%)	2mo	$154,500	$111	74
696 Meadowbrook Ave SE	0.08mi	3/1.5	1,140 (-15%)	2mo	$150,000	$132	68
1153 Meadowbrook Ave SE	0.42mi	4/1.0 (+1)	1,248 (-7%)	1mo	$165,000	$132	63
267 Butler Rd NE	0.54mi	3/1.5	1,432 (+7%)	2mo	$196,000	$137	59
1087 Perkinswood Blvd SE	0.42mi	3/2.0	1,488 (+11%)	1mo	$150,000	$101	56
1191 Westover	0.67mi	3/2.0	1,284 (-4%)	2mo	$185,000	$144	56
3849 Southwood Dr SE	0.62mi	3/2.0	1,416 (+6%)	3mo	$222,000	$157	55
1178 Meadowbrook Ave SE	0.44mi	2/1.0 (-1)	1,184 (-12%)	3mo	$95,000	$80	53
231 Trumbull Ave NE	0.46mi	3/1.5	1,533 (+14%)	2mo	$165,850	$108	51
1116 Adelaide Ave SE	0.72mi	4/1.0 (+1)	1,254 (-6%)	0mo	$106,250	$85	50
3887 Greenmont	0.57mi	4/3.0 (+1)	1,522 (+14%)	1mo	$265,000	$174	36

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-11,367
• Equity at exit: $14,895

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-3,677
• Equity at exit: $8,638

Cash invested: $27,972 (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: 92
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $76

Break-even live

Break-even rent $854

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $132	-5% $104	+0% $76	+5% $47	+10% $19
Rent	-10% $1	-5% $38	+0% $76	+5% $113	+10% $151
Rate	-1.0pp $126	-0.5pp $101	base $76	+0.5pp $50	+1.0pp $23

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	15d	3	0.53mi
840 Woodbine Ave SE Unit 838 Warren, OH	2.0	1.0	1009	$1,000	$0.99	15d	1	0.89mi
1151 Kenilworth Ave SE Warren, OH	2.0	1.0	1207	$900	$0.75	15d	1	1.01mi
341 Charles AVE Warren, OH	3.0	1.0	1232	$1,100	$0.89	46d	1	1.25mi

Listing history 6 events

1. 2026-06-23
   days on market $99,900 Active 6 DOM
2. 2026-06-22
   days on market $99,900 Active 5 DOM
3. 2026-06-19
   days on market $99,900 Active 3 DOM
4. 2026-06-18
   days on market $99,900 Active 2 DOM
5. 2026-06-16
   remarks 488-char remark
6. 2026-06-16
   listed $99,900 Active 1 DOM

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: +$124/yr (+$10/mo · 9.5%)

ⓘ 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: $11,397
• − Mortgage interest: −$5,596
• − Property taxes: −$1,310
• − Insurance: −$500
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,906
• Taxable loss: −$738
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $1,085/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

1 event — show timeline

• 2026-06-15 Listed $99,900 MLSNOW

Property tax history

+0.1%/yr

Latest (2025): $1,310 · +1.9% YoY. Source: county tax records.