5649 Park Rd · Leavittsburg, OH 44430

$65,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 3 Days on market

Built 1930 0.44 ac lot

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom 2 full bath 2 story home located in LaBrae School District. The big update kitchen has newer cabinets & flooring. There is a first floor laundry room and a full bath. Large living room with rustic beams, a decorative fireplace plus a wood burner. The upstairs has 3 bedrooms and another full bath. Lots of storage areas found throughout the home. Huge covered front porch and a fully fenced 1/2 acre back yard with a shed. Some updates include: new roof 2017 w/ 30 year shingles, newer well pump, 6 updated vinyl windows, updated electric and wiring, updated walk out basement entry door. All appliances will stay: stove, refrigerator, washer & dryer. This home is the last house on a dead end road so there is no traffic. The septic has been inspected, the seller will pay for a new septic with an acceptable offer.

Key facts

• 0.44 acre lot
• Parking
• Built 1930

Property features AI

Finance

• Financial info: Annual taxes reported (2025): $881

Exterior

• Parking: Driveway; No garage; Unpaved parking
• Utilities: Well water; Septic tank
• Home design: 2-story home; Above-grade finished area reported as 1,230 (source: assessor)
• Construction: Aluminum siding; Asphalt, fiberglass, and metal roof materials; Block and stone foundation; Built year source: public records
• Exterior features: Front porch; Shed(s); Full chain link fence; Lot dimensions approximately 91 x 190

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 5 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Eat-in kitchen; Full basement with walk-out access and sump pump
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 68/100 on livability (#567 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Labrae Local (suburban): math 56% / reading 65% proficiency, ranked #288 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 1.72% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $153,750
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 Ruth Ave	0.04mi	3/1.5	1,243 (+1%)	3mo	$175,000	$141	92
5394 Park Rd	0.20mi	3/1.0	1,238 (+1%)	19mo	$145,000	$117	69
410 Hobart Rd	0.58mi	3/2.0	1,240 (+1%)	9mo	$155,000	$125	64
580 Ruth Ave	0.05mi	3/1.0	1,367 (+11%)	14mo	$140,000	$102	63
728 Potic Dr	0.54mi	3/1.0	1,146 (-7%)	2mo	$156,691	$137	58
5305 Park Rd	0.28mi	3/1.0	1,056 (-14%)	14mo	$103,900	$98	48
5597 Eagle Crk	0.64mi	3/1.0	1,115 (-9%)	7mo	$152,000	$136	45
366 Pangborn Rd	0.53mi	2/1.0 (-1)	1,155 (-6%)	17mo	$129,900	$112	42
250 Homeview Ave	0.35mi	2/1.0 (-1)	1,056 (-14%)	18mo	$155,000	$147	36
541 N Leavitt Rd	0.54mi	3/1.0	1,392 (+13%)	18mo	$48,200	$35	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 4.50×
• Total profit: $63,658
• Equity at exit: $58,557

10-year hold

• IRR: 40.4%
• Equity multiple: 10.08×
• Total profit: $165,274
• Equity at exit: $126,281

Cash invested: $18,200 (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 44430

• Home prices YoY: 8.9%
• Active inventory: 9
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $443

Break-even live

Break-even rent $559

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $65,000 Active 3 DOM
2. 2026-06-18
   days on market $65,000 Active 2 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $65,000 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: $881 · $73/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$66/yr (+$6/mo · 7.5%)

ⓘ 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 ≥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: $13,441
• − Mortgage interest: −$3,641
• − Property taxes: −$881
• − Insurance: −$325
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$1,891
• Taxable income: $4,552
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,229/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: Labrae Local
• NCES district ID: 3905024
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $46,322
• Composite: 51.11/100
• National rank: #1766
• State rank: #288 of 656 in OH

Livability — Leavittsburg

• Score: 68/100
• State rank: #567
• US rank: #9723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leavittsburg, OH
• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 4,554
• Household income: $57,500
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 18.6

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 (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▲ 19.30%
• Current HPI: 235.3891
• 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

+132.1% since first listed

17 events — show timeline

• 2026-06-15 Listed $65,000 MLSNOW
• 2022-01-20 Sold (Public Records) $50,000 Public Records
• 2022-01-19 Sold (MLS) $50,000 MLSNOW
• 2021-12-17 Pending — MLSNOW
• 2021-12-03 Price Changed $59,900 MLSNOW
• 2021-11-23 Relisted — MLSNOW
• 2021-11-09 Contingent — MLSNOW
• 2021-10-10 Price Changed $69,900 MLSNOW
• 2021-10-03 Listed $79,900 MLSNOW
• 2019-08-11 Listing Removed — MLSNOW
• 2019-07-17 Price Changed $49,900 MLSNOW
• 2019-06-06 Listed $59,900 MLSNOW
• 2016-06-29 Sold (MLS) $31,500 MLSNOW
• 2016-04-28 Pending — MLSNOW
• 2016-04-07 Listed $39,900 MLSNOW
• 1989-11-30 Sold (Public Records) $49,000 Public Records
• 1986-10-20 Sold (Public Records) $28,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $881 · -20.0% YoY. Source: county tax records.