2204 Harmon Ave · McKinley Heights, OH 44446

$83,000

3 bd · 2.0 ba · 1,544 sqft · MultiFamily public records · 74 Days on market

Built 1935 9,147 sqft lot Est $93k · 11% 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 +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Flexible Layout with Income Potential Flexible layout with prior multi-unit use offers strong potential for house hacking, multi-generational living, or future income. Generous parking, separated living areas, and solid exterior updates (roof 2017, vinyl siding/windows) central air added. Create a foundation ready for repositioning. Property will require cleanout and cosmetic updates — not turnkey, but priced accordingly for buyers looking to add value and maximize use.

Key facts

• 9,147 sq ft lot
• Built 1935
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $83k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,016 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, amenities F, commute 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.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($50k/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 $574 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask has dropped $29k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $83k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 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: 2.20% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.43%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $93,286
• List price: $83,000
• Delta: -11.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 2.83×
• Total profit: $42,611
• Equity at exit: $12,376

10-year hold

• IRR: 48.7%
• Equity multiple: 5.71×
• Total profit: $109,355
• Equity at exit: $7,176

Cash invested: $23,240 (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: 65
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$435
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $880

Break-even live

Break-even rent $715

Max offer price $83,000

Occupancy floor 47%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$979
1× unit	1	1	$850
Total (2 units)			$1,829

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Youll St Niles, OH	1.0–3.0	1.0–1.5	1216	$1,130	$0.93	13d	1	0.27mi
925 Youngstown Warren Rd Niles, OH	2.0	1.0–2.0	997	$1,245	$1.25	13d	1	1.18mi

Listing history 46 events

1. 2026-06-19
   days on market $83,000 Active 74 DOM
2. 2026-06-18
   days on market $83,000 Active 73 DOM
3. 2026-06-17
   days on market $83,000 Active 72 DOM
4. 2026-06-16
   days on market $83,000 Active 71 DOM
5. 2026-06-15
   pricedays on market $83,000 Active 70 DOM
6. 2026-06-14
   days on market $87,000 Active 68 DOM
7. 2026-06-13
   days on market $87,000 Active 67 DOM
8. 2026-06-10
   days on market $87,000 Active 65 DOM
9. 2026-06-09
   days on market $87,000 Active 64 DOM
10. 2026-06-09
    price $87,000 Active 63 DOM
11. 2026-06-08
    days on market $90,000 Active 63 DOM
12. 2026-06-07
    pricedays on market $90,000 Active 62 DOM
13. 2026-06-03
    days on market $96,000 Active 58 DOM
14. 2026-06-02
    pricedays on market $96,000 Active 57 DOM
15. 2026-06-01
    days on market $99,000 Active 56 DOM
16. 2026-05-31
    days on market $99,000 Active 55 DOM
17. 2026-05-30
    days on market $99,000 Active 54 DOM
18. 2026-05-08
    price $99,000 481-char remark

    Show marketing remark (481 chars)

    Flexible Layout with Income Potential Flexible layout with prior multi-unit use offers strong potential for house hacking, multi-generational living, or future income. Generous parking, separated living areas, and solid exterior updates (roof 2017, vinyl siding/windows) central air added. Create a foundation ready for repositioning. Property will require cleanout and cosmetic updates — not turnkey, but priced accordingly for buyers looking to add value and maximize use.

19. 2026-04-30
    price $107,000 481-char remark

    Show marketing remark (481 chars)

    Flexible Layout with Income Potential Flexible layout with prior multi-unit use offers strong potential for house hacking, multi-generational living, or future income. Generous parking, separated living areas, and solid exterior updates (roof 2017, vinyl siding/windows) central air added. Create a foundation ready for repositioning. Property will require cleanout and cosmetic updates — not turnkey, but priced accordingly for buyers looking to add value and maximize use.

20. 2026-04-23
    price $110,000 481-char remark

    Show marketing remark (481 chars)

    Flexible Layout with Income Potential Flexible layout with prior multi-unit use offers strong potential for house hacking, multi-generational living, or future income. Generous parking, separated living areas, and solid exterior updates (roof 2017, vinyl siding/windows) central air added. Create a foundation ready for repositioning. Property will require cleanout and cosmetic updates — not turnkey, but priced accordingly for buyers looking to add value and maximize use.

21. 2026-04-16
    price $111,000 481-char remark

    Show marketing remark (481 chars)

    Flexible Layout with Income Potential Flexible layout with prior multi-unit use offers strong potential for house hacking, multi-generational living, or future income. Generous parking, separated living areas, and solid exterior updates (roof 2017, vinyl siding/windows) central air added. Create a foundation ready for repositioning. Property will require cleanout and cosmetic updates — not turnkey, but priced accordingly for buyers looking to add value and maximize use.

22. 2026-04-06
    listed $112,000 Active 481-char remark

    Show marketing remark (481 chars)

    Flexible Layout with Income Potential Flexible layout with prior multi-unit use offers strong potential for house hacking, multi-generational living, or future income. Generous parking, separated living areas, and solid exterior updates (roof 2017, vinyl siding/windows) central air added. Create a foundation ready for repositioning. Property will require cleanout and cosmetic updates — not turnkey, but priced accordingly for buyers looking to add value and maximize use.

23. 2018-06-01
    soldstatus $36,500 Sold 278-char remark

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

24. 2018-06-01
    soldstatus $36,500

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

25. 2018-03-15
    status Pending 278-char remark

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

26. 2018-03-15
    historical 278-char remark

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

27. 2017-11-10
    status Active 278-char remark

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

28. 2017-11-09
    historical 278-char remark

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

29. 2017-04-22
    price $44,900 278-char remark

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

30. 2016-08-10
    listed $37,500 Active 278-char remark

    Show marketing remark (278 chars)

    Great investment! Vinyl sided w/ separate utilities. First floor unit with 2 bedrooms, living room, kitchen w/ range & refrigerator, two AC units & front porch. 2nd floor w/ 1 bedroom, large kitchen w/ range, refrigerator & microwave - no AC. New roof 10/2017.

31. 2016-07-20
    historical
32. 2016-01-25
    status Active
33. 2016-01-20
    historical
34. 2015-07-22
    status Active
35. 2015-07-20
    historical
36. 2015-04-24
    status Active
37. 2015-04-20
    historical
38. 2015-03-05
    listed $49,900 Active
39. 2014-06-30
    historical
40. 2013-02-12
    listed $54,900
41. 2013-02-05
    historical
42. 2011-07-02
    listed $64,900
43. 2001-04-25
    soldstatus $53,000
44. 2000-08-31
    historical
45. 2000-02-23
    listed $65,000
46. 1987-09-02
    soldstatus $34,000

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,219 · $102/mo
• Expected delta: +$76/yr (+$6/mo · 6.7%)

ⓘ 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: $21,948
• − Mortgage interest: −$4,649
• − Property taxes: −$1,142
• − Insurance: −$415
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$2,415
• Taxable income: $9,815
• Est. tax owed @ 24.0%: −$2,356
• After-tax cash flow: $8,203/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 — McKinley Heights

• Score: 59/100
• State rank: #1016
• US rank: #20111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKinley Heights, OH
• County: Trumbull County · 61,158 people
• 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

+191.2% since first listed

29 events — show timeline

• 2026-05-08 Price Changed $99,000 MLSNOW
• 2026-04-30 Price Changed $107,000 MLSNOW
• 2026-04-23 Price Changed $110,000 MLSNOW
• 2026-04-16 Price Changed $111,000 MLSNOW
• 2026-04-06 Listed $112,000 MLSNOW
• 2018-06-01 Sold (Public Records) $36,500 Public Records
• 2018-06-01 Sold (MLS) $36,500 MLSNOW
• 2018-03-15 Pending — MLSNOW
• 2018-03-15 Listing Removed — MLSNOW
• 2017-11-10 Relisted — MLSNOW
• 2017-11-09 Listing Removed — MLSNOW
• 2017-04-22 Price Changed $44,900 MLSNOW
• 2016-08-10 Listed $37,500 MLSNOW
• 2016-07-20 Listing Removed — MLSNOW
• 2016-01-25 Relisted — MLSNOW
• 2016-01-20 Listing Removed — MLSNOW
• 2015-07-22 Relisted — MLSNOW
• 2015-07-20 Listing Removed — MLSNOW
• 2015-04-24 Relisted — MLSNOW
• 2015-04-20 Listing Removed — MLSNOW
• 2015-03-05 Listed $49,900 MLSNOW
• 2014-06-30 Listing Removed — MLSNOW
• 2013-02-12 Listed $54,900 MLSNOW
• 2013-02-05 Listing Removed — MLSNOW
• 2011-07-02 Listed $64,900 MLSNOW
• 2001-04-25 Sold (Public Records) $53,000 Public Records
• 2000-08-31 Listing Removed — MLSNOW
• 2000-02-23 Listed $65,000 MLSNOW
• 1987-09-02 Sold (Public Records) $34,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,142 · +0.8% YoY. Source: county tax records.