1103 High St NE · Warren, OH 44483

$110,000

3 bd · 2.0 ba · 1,588 sqft · MultiFamily public records · 61 Days on market

Built 1920 6,969 sqft lot $69/sqft · 26% above area Est $87k · 26% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling all investors—great opportunity to add a fully rented property to your portfolio. This income-producing property features two units with a full basement that tenants can share. The first-floor unit has a long-term tenant in place, while the second-floor unit was just rented and recently updated with some brand-new flooring, fresh paint, and newer light fixtures throughout. The home also offers newer windows and a shared driveway leading to a rear parking lot with ample parking. A solid, turnkey investment with immediate rental income. Preferred to be sold as package with 1113 High St.

Key facts

• Rear parking lot
• Two units
• Full basement

Tags

• FULLY RENTED PROPERTY
• TWO UNITS
• FULL BASEMENT
• SHARED DRIVEWAY
• REAR PARKING LOT
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive. Per door: $393/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 6.0% in Warren — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: 107 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• At $1,882/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 989% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $62k; list at $110k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.62%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (median comp): $87,033
• List price: $110,000
• Delta: 26.39%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Washington St NW	0.46mi	4/2.5 (+1)	1,692 (+6%)	9mo	$35,000	$21	53
426 Laird Ave SE	0.42mi	2/2.0 (-1)	1,446 (-9%)	21mo	$65,000	$45	43

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: 25.3%
• Equity multiple: 2.05×
• Total profit: $32,217
• Equity at exit: $16,401

10-year hold

• IRR: 33.0%
• Equity multiple: 4.00×
• Total profit: $92,468
• Equity at exit: $9,511

Cash invested: $30,800 (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 44483

• Home prices YoY: -16.3%
• Active inventory: 107
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $786

Break-even live

Break-even rent $887

Max offer price $110,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,882
Total (2 units)			$1,882

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Charles AVE Warren, OH	3.0	1.0	1232	$1,100	$0.89	43d	1	0.30mi
407 Washington St NE Niles, OH	3.0	1.5	1388	$1,250	$0.90	13d	1	0.58mi
1216 Hollywood St NE Warren, OH	3.0	1.0	1158	$1,050	$0.91	21d	1	0.65mi
1151 Kenilworth Ave SE Warren, OH	2.0	1.0	1207	$900	$0.75	13d	1	0.90mi

Listing history 28 events

1. 2026-06-19
   days on market $110,000 Active 61 DOM
2. 2026-06-18
   days on market $110,000 Active 60 DOM
3. 2026-06-17
   days on market $110,000 Active 59 DOM
4. 2026-06-16
   days on market $110,000 Active 58 DOM
5. 2026-06-15
   price $110,000 Active 57 DOM
6. 2026-06-15
   days on market $115,000 Active 57 DOM
7. 2026-06-14
   days on market $115,000 Active 55 DOM
8. 2026-06-13
   days on market $115,000 Active 54 DOM
9. 2026-06-10
   days on market $115,000 Active 52 DOM
10. 2026-06-09
    days on market $115,000 Active 51 DOM
11. 2026-06-08
    days on market $115,000 Active 50 DOM
12. 2026-06-07
    days on market $115,000 Active 49 DOM
13. 2026-06-05
    days on market $115,000 Active 46 DOM
14. 2026-06-02
    days on market $115,000 Active 44 DOM
15. 2026-06-01
    days on market $115,000 Active 43 DOM
16. 2026-05-31
    days on market $115,000 Active 42 DOM
17. 2026-05-30
    days on market $115,000 Active 41 DOM
18. 2026-04-19
    listed $115,000 Active 605-char remark

    Show marketing remark (605 chars)

    Calling all investors—great opportunity to add a fully rented property to your portfolio. This income-producing property features two units with a full basement that tenants can share. The first-floor unit has a long-term tenant in place, while the second-floor unit was just rented and recently updated with some brand-new flooring, fresh paint, and newer light fixtures throughout. The home also offers newer windows and a shared driveway leading to a rear parking lot with ample parking. A solid, turnkey investment with immediate rental income. Preferred to be sold as package with 1113 High St.

19. 2024-05-13
    historical $700
20. 2024-04-12
    listed $700
21. 2023-10-10
    soldstatus $62,500
22. 2023-10-06
    soldstatus $62,500 Closed 299-char remark

    Show marketing remark (299 chars)

    Well maintained 2 Story duplex. 2 bedrooms 1 bath each unit. 1st. floor 808 Sqft. 2nd 780 Sqft. Each unit has laundry hookup. Seller pays gas. Each unit has separate electric meters and water meters for 1103. City Permit current. Sold as package with 1113 High St. for 150,000. 100% tenant occupied.

23. 2023-09-28
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Well maintained 2 Story duplex. 2 bedrooms 1 bath each unit. 1st. floor 808 Sqft. 2nd 780 Sqft. Each unit has laundry hookup. Seller pays gas. Each unit has separate electric meters and water meters for 1103. City Permit current. Sold as package with 1113 High St. for 150,000. 100% tenant occupied.

24. 2023-09-11
    historical Contingent 299-char remark

    Show marketing remark (299 chars)

    Well maintained 2 Story duplex. 2 bedrooms 1 bath each unit. 1st. floor 808 Sqft. 2nd 780 Sqft. Each unit has laundry hookup. Seller pays gas. Each unit has separate electric meters and water meters for 1103. City Permit current. Sold as package with 1113 High St. for 150,000. 100% tenant occupied.

25. 2023-08-14
    status Active 299-char remark

    Show marketing remark (299 chars)

    Well maintained 2 Story duplex. 2 bedrooms 1 bath each unit. 1st. floor 808 Sqft. 2nd 780 Sqft. Each unit has laundry hookup. Seller pays gas. Each unit has separate electric meters and water meters for 1103. City Permit current. Sold as package with 1113 High St. for 150,000. 100% tenant occupied.

26. 2023-07-31
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Well maintained 2 Story duplex. 2 bedrooms 1 bath each unit. 1st. floor 808 Sqft. 2nd 780 Sqft. Each unit has laundry hookup. Seller pays gas. Each unit has separate electric meters and water meters for 1103. City Permit current. Sold as package with 1113 High St. for 150,000. 100% tenant occupied.

27. 2023-06-01
    listed $75,000 Active 299-char remark

    Show marketing remark (299 chars)

    Well maintained 2 Story duplex. 2 bedrooms 1 bath each unit. 1st. floor 808 Sqft. 2nd 780 Sqft. Each unit has laundry hookup. Seller pays gas. Each unit has separate electric meters and water meters for 1103. City Permit current. Sold as package with 1113 High St. for 150,000. 100% tenant occupied.

28. 2016-03-29
    soldstatus $55,000

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$388/yr (+$32/mo · 41.3%)

ⓘ 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: $22,584
• − Mortgage interest: −$6,162
• − Property taxes: −$939
• − Insurance: −$550
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,200
• Taxable income: $8,120
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $7,481/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 County · 61,158 people
• City population: 25,805
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 25,805
• Household income: $49,017
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 989.0

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 (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% 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: ▼ -42.50%
• Current HPI: 218.3455
• 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

+109.1% since first listed

11 events — show timeline

• 2026-04-19 Listed $115,000 MLSNOW
• 2024-05-13 Rental Removed $700 YESMLS
• 2024-04-12 Listed for Rent $700 YESMLS
• 2023-10-10 Sold (Public Records) $62,500 Public Records
• 2023-10-06 Sold (MLS) $62,500 MLSNOW
• 2023-09-28 Pending — MLSNOW
• 2023-09-11 Contingent — MLSNOW
• 2023-08-14 Relisted — MLSNOW
• 2023-07-31 Pending — MLSNOW
• 2023-06-01 Listed $75,000 MLSNOW
• 2016-03-29 Sold (Public Records) $55,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $939 · +1.9% YoY. Source: county tax records.