None · Masury, OH 44438

$119,900

4 bd · 2.0 ba · 4,992 sqft · SingleFamily · 53 Days on market

Built 1901 Fair condition 0.34 ac lot ↓ 29% since listing

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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 +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This is a great opportunity for someone who owns their own business and wants a short commute! Live in one side of this spacious four-bedroom home and work on the other. Formerly used as a florist shop with a nice storefront, coolers, workspace and a kitchen, this is the perfect place to set up your small business. It offers plenty of parking, a two-car detached garage and two ways to enter/exit. On the other side, you'll find ample space to live and relax with a large living room, wood-burning fireplace, eat-in kitchen with appliances included, 3-4 bedrooms, 2 full baths, a basement, and a wonderfully private backyard with a covered patio and yard. An addition in 1968 expanded the original

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1901

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; Additional paved driveway parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Corner city lot; Irregular lot
• Construction: Stone, vinyl siding, and wood siding exterior; Asphalt/fiberglass and flat roof; Block foundation; Year built (public records)
• Exterior features: Private yard; Deck; Patio; Porch; Back yard fencing

Interior

• Kitchen: Eat-in kitchen; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Three bedrooms (two on the second floor, one main-level bedroom)
• Flooring: Carpet in multiple rooms and bedrooms; Tile in bonus room, kitchen, and family room
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced air gas heating; Central air conditioning; Has cooling and heating
• Interior features: Built-in features; Entrance foyer; Eat-in kitchen; Storage; Full basement
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $67 ($806/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 $113k (5.4% below list).
• Recommended offer: $113k (5.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#961 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: schools D-, amenities F, commute F.
• Brookfield Local (rural): math 32% / reading 54% proficiency, ranked #524 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; lower-income renter base — watch delinquency; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $113,391 (5.4% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1901 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $69,597
• Equity at exit: $108,015

10-year hold

• IRR: 22.8%
• Equity multiple: 7.01×
• Total profit: $201,621
• Equity at exit: $232,939

Cash invested: $33,572 (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 44438

• Home prices YoY: 13.0%
• Active inventory: 11
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $67

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $119,900 Active 53 DOM
2. 2026-06-18
   days on market $119,900 Active 52 DOM
3. 2026-06-17
   days on market $119,900 Active 51 DOM
4. 2026-06-16
   days on market $119,900 Active 50 DOM
5. 2026-06-15
   days on market $119,900 Active 49 DOM
6. 2026-06-14
   days on market $119,900 Active 47 DOM
7. 2026-06-13
   pricedays on market $119,900 Active 46 DOM
8. 2026-06-10
   days on market $169,900 Active 44 DOM
9. 2026-06-09
   days on market $169,900 Active 43 DOM
10. 2026-06-08
    days on market $169,900 Active 42 DOM
11. 2026-06-07
    days on market $169,900 Active 41 DOM
12. 2026-06-02
    days on market $169,900 Active 36 DOM
13. 2026-06-01
    days on market $169,900 Active 35 DOM
14. 2026-05-31
    days on market $169,900 Active 34 DOM
15. 2026-05-30
    days on market $169,900 Active 33 DOM
16. 2026-04-24
    listed $169,900 Active 1055-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,607
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,488
• Taxable loss: −$1,172
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,088/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to its roof, exterior siding, flooring, and bathrooms. However, with these improvements, it has the potential to become a move-in-ready property with increased resale and rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The exterior siding shows signs of wear and discoloration.
• Major flooring — The flooring in the kitchen and living areas appears to be carpeted and in poor condition.
• Moderate interior walls — The interior walls show signs of wear and discoloration.
• Major bathrooms — The bathrooms appear to be in poor condition, with outdated fixtures and tiles.

Value-add opportunities

• Both new roof — A new roof would significantly increase the home's value and appeal to potential buyers or renters.
• Both exterior siding repair and painting — Repairing and repainting the exterior siding would improve the home's curb appeal and increase its value.
• Both flooring replacement — Replacing the carpeted flooring with hardwood or tile would improve the home's appearance and increase its value.
• Both bathroom updates — Updating the bathrooms with new fixtures and tiles would improve the home's functionality and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding shows signs of wear and discoloration.	Moderate	$3,000–15,000
flooring · The flooring in the kitchen and living areas appears to be carpeted and in poor condition.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and discoloration.	Moderate	$3,000–15,000
bathrooms · The bathrooms appear to be in poor condition, with outdated fixtures and tiles.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Both new roof — A new roof would significantly increase the home's value and appeal to potential buyers or renters. ↑
• Both exterior siding repair and painting — Repairing and repainting the exterior siding would improve the home's curb appeal and increase its value. ↑
• Both flooring replacement — Replacing the carpeted flooring with hardwood or tile would improve the home's appearance and increase its value. ↑
• Both bathroom updates — Updating the bathrooms with new fixtures and tiles would improve the home's functionality and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brookfield Local
• NCES district ID: 3905012
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $38,050
• Composite: 35.75/100
• National rank: #4850
• State rank: #524 of 656 in OH

Livability — Masury

• Score: 60/100
• State rank: #961
• US rank: #18547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masury, OH
• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 5,045
• Household income: $42,934
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 12.9

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 (87%)
• Race & ethnicity: White 87% Two or more races 11% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Danish 1% Lithuanian 1%
• Foreign-born: 0%

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: ▲ 22.03%
• Current HPI: 191.982
• 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

-29.4% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $119,900 MLSNOW
• 2026-04-24 Listed $169,900 MLSNOW