5916 Callaway Cir · Austintown, OH 44515

$164,900

2 bd · 2.0 ba · 1,078 sqft · Condo public records · 7 Days on market

Built 1998 $250/mo HOA · 15% of rent

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this FABULOUS updated 2 bedroom 2 bath ranch condo in Austintown. This condo had all the bells and whistles from granite countertops , stack stone backsplash, newer stainless-steel appliances, newer lighting and 24 x 24 Italian porcine tile. This one will go fast so call to see this condo today.

Key facts

• Tub with shower
• Two master suites
• Vaulted ceiling

Tags

• TWO MASTER SUITES
• WALK IN SHOWER
• TUB WITH SHOWER
• 18X18 INCH PORCELAIN TILE
• VAULTED CEILING
• COVE MOLDING

Property features AI

Finance

• HOA & community: Homeowners association (Callaway Manor Condominium Association); Monthly association fee of $250; HOA covers association management, common area maintenance, insurance, grounds maintenance, structure maintenance, pest control, reserve fund, snow removal, and trash

Exterior

• Parking: Attached garage (1 car) with garage door opener; Additional/covered/common parking; Garage faces rear
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level on first floor; Has attached property; Has a view
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built in public-record year (updated/remodeled); Block and slab foundation
• Exterior features: Courtyard; Exterior lighting; Patio; Privacy vinyl fencing; Paved and wooded lot

Interior

• Kitchen: Granite counters; Tile backsplash; Granite breakfast counter with sink; Breakfast bar; High-end appliances
• Bedrooms: Two main-level bedrooms; Primary bedroom with walk-in closet and carpet; Bedroom with private bath (bathroom connects) and carpet; Bedroom with bath featuring walk-in shower and large closet
• Flooring: Tile flooring in kitchen and great room; 18x18 inch porcelain tile in great room; Ceramic tile in bathrooms; Carpet in bedrooms
• Bathrooms: Two full bathrooms; Bath with bathtub/shower and ceramic tile; Bath with walk-in shower and double vanity with ceramic tile
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Gas heating; Fireplace(s) provide supplemental heat
• Interior features: Breakfast bar; Ceiling fan(s); Crown molding; Double vanity(s); Entrance foyer; Eat-in kitchen; Granite counters; High ceilings; Open floorplan; Recessed lighting; Smart thermostat; Vaulted ceiling(s); Window treatments
• Laundry & utility: In-unit laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-40 ($-480/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $158k (4.3% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.8% in Austintown — 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 (#322 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Austintown Local Schools (suburban): math 56% / reading 65% proficiency, ranked #290 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Austintown Elementary School (976 students, 59% FRL); Austintown Middle School (math 48% / reading 64%, grade B-, #316 of 654 statewide, top 49%, 984 students, 58% FRL); Fitch High School (math 54% / reading 74%, grade B-, #193 of 781 statewide, top 25%, 1,228 students, 57% FRL).
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/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.
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 27y 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 $137k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $157,830 (4.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-29,120
• Equity at exit: $24,587

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-28,029
• Equity at exit: $14,258

Cash invested: $46,172 (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 44515

• Home prices YoY: -26.4%
• Active inventory: 86
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$69
• HOA: −$250
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-40

Break-even live

Break-even rent $1,701

Max offer price $157,830

Occupancy floor 97%

Sensitivity live

Price	-10% $53	-5% $7	+0% $-40	+5% $-87	+10% $-133
Rent	-10% $-170	-5% $-105	+0% $-40	+5% $25	+10% $90
Rate	-1.0pp $43	-0.5pp $2	base $-40	+0.5pp $-83	+1.0pp $-126

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5604 1/2 Madrid Dr Youngstown, OH	2.0	2.0	1100	$1,650	$1.50	45d	1	0.19mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-10
   status $164,900 Pending 7 DOM
2. 2026-06-09
   days on market $164,900 Active 7 DOM
3. 2026-06-08
   days on market $164,900 Active 6 DOM
4. 2026-06-07
   days on market $164,900 Active 5 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $164,900 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: $1,921 · $160/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$326/yr (+$27/mo · 17.0%)

ⓘ 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 · 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: $19,800
• − Mortgage interest: −$9,237
• − Property taxes: −$1,921
• − Insurance: −$824
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$3,000
• − Depreciation: −$4,797
• Taxable loss: −$3,147
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $275/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: Austintown Local Schools
• NCES district ID: 3904829
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $45,129
• Composite: 50.99/100
• National rank: #1778
• State rank: #290 of 656 in OH

Livability — Austintown

• Score: 73/100
• State rank: #322
• US rank: #5290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austintown, OH
• County: Mahoning · 224,175 people
• City population: 27,740
• Metro: Youngstown-Warren, OH
• Population (ZIP): 27,740
• Household income: $52,831
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 10.9

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 228.0895
• 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

+111.7% since first listed

21 events — show timeline

• 2026-06-02 Listed $164,900 MLSNOW
• 2023-01-06 Sold (Public Records) $137,000 Public Records
• 2023-01-03 Sold (MLS) $137,000 MLSNOW
• 2022-11-29 Pending — MLSNOW
• 2022-11-17 Listed $139,900 MLSNOW
• 2017-01-27 Sold (Public Records) $80,000 Public Records
• 2016-08-16 Sold (Public Records) $80,000 Public Records
• 2016-08-15 Sold (MLS) $80,000 MLSNOW
• 2016-07-22 Pending — MLSNOW
• 2016-06-09 Price Changed $80,000 MLSNOW
• 2016-05-23 Price Changed $84,000 MLSNOW
• 2016-04-07 Price Changed $88,000 MLSNOW
• 2016-03-10 Listed $90,000 MLSNOW
• 2006-03-20 Sold (MLS) $85,500 MLSNOW
• 2006-02-01 Sold (Public Records) $85,500 Public Records
• 2006-01-31 Listing Removed — MLSNOW
• 2005-07-26 Listed $89,500 MLSNOW
• 2002-11-29 Sold (Public Records) $85,000 Public Records
• 2002-11-29 Sold (MLS) $85,000 MLSNOW
• 2002-09-19 Listed $85,000 MLSNOW
• 1999-06-08 Listed $77,900 MLSNOW

Property tax history

+5.1%/yr

Latest (2025): $1,921 · +4.8% YoY. Source: county tax records.