719 Robbins Ave · Niles, OH 44446

$160,000

3 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 10 Days on market

Built 1916 6,751 sqft lot Est $171k · 6% under

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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 +12.2/30.0
• ARV discount +10.3/15.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a diamond in the rough? This gem is located on Niles' Robbins Avenue and has great big rooms and plenty of built-in cabinets and linen closets and a laundry chute. First floor features a sun room with a curved wall of windows and a fireplace with gas insert with two doors to the huge living room, nice sized dining room with glass doors between the living and dining rooms, and kitchen with a breakfast room. (A water pipe broke in the second floor bathroom and caused damage to the kitchen. ) Pretty woodwork on the staircase to the second floor. Three bedrooms and full bath. Full basement with high ceilings. Back yard with storage shed. Schedule a tour and make this the neighborhood gem you'll call home.

Key facts

• Updated appliances
• Original built-ins
• Soft close cabinetry

Tags

• ORIGINAL BUILT-INS
• RESTORED HARDWOOD FLOORS
• WALL OF WINDOWS
• UPDATED APPLIANCES
• SOFT CLOSE CABINETRY
• BONUS ROOM

Property features AI

Exterior

• Parking: Gravel parking; Shared driveway
• Utilities: Public water; Public sewer
• Home design: 2-story vinyl-sided house; Facing north; Block foundation
• Construction: Vinyl siding exterior; Asphalt/fiberglass roof; Built according to public records; Has home warranty
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Decorative fireplace (1) with additional remarks; Full, unfinished basement
• Laundry & utility: Washer and Dryer located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-33 ($-400/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (24.3% below list).
• Recommended offer: $121k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#628 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities 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).

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.
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,121 (24.3% 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. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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 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: 0.76% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $170,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 N Bentley Ave	0.52mi	3/1.5	1,890 (+1%)	6mo	$225,000	$119	67
331 Wood Ave	0.35mi	3/2.0	1,712 (-9%)	1mo	$81,900	$48	65
737 N Bentley Ave	0.55mi	3/2.5	1,928 (+3%)	6mo	$246,000	$128	59
850 Vienna Ave	0.63mi	3/2.0	1,952 (+4%)	2mo	$177,400	$91	59
45 Summit Ave	0.44mi	3/1.5	1,653 (-12%)	0mo	$85,000	$51	57
166 Oak Knl	0.67mi	4/1.0 (+1)	1,829 (-2%)	2mo	$75,000	$41	57
30 Bond St	0.52mi	4/1.5 (+1)	1,816 (-3%)	11mo	$165,000	$91	54
1354 Clark St	0.54mi	3/2.0	1,800 (-4%)	17mo	$334,000	$186	50
124 Morse Ave	0.32mi	3/2.0	1,642 (-12%)	14mo	$120,000	$73	48
855 Lincoln Ave	0.66mi	3/2.0	2,031 (+8%)	8mo	$141,000	$69	44
1415 Clark St	0.61mi	3/1.5	2,018 (+8%)	16mo	$145,000	$72	44
340 Mcevoy Ct	0.66mi	4/2.5 (+1)	2,084 (+11%)	2mo	$230,000	$110	38

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-28,102
• Equity at exit: $23,857

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-27,417
• Equity at exit: $13,834

Cash invested: $44,800 (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 44446

• Home prices YoY: -19.9%
• Active inventory: 65
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-33

Break-even live

Break-even rent $1,253

Max offer price $154,114

Occupancy floor 98%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Neil St #1 Niles, OH	2.0	1.0	1264	$950	$0.75	13d	1	0.87mi
1916 Youll St Niles, OH	1.0–3.0	1.0–1.5	1216	$1,130	$0.93	13d	1	1.12mi

Listing history 9 events

1. 2026-06-19
   days on market $160,000 Active 10 DOM
2. 2026-06-18
   days on market $160,000 Active 9 DOM
3. 2026-06-17
   days on market $160,000 Active 8 DOM
4. 2026-06-16
   days on market $160,000 Active 7 DOM
5. 2026-06-15
   days on market $160,000 Active 6 DOM
6. 2026-06-14
   days on market $160,000 Active 4 DOM
7. 2026-06-13
   days on market $160,000 Active 3 DOM
8. 2026-06-10
   remarks 695-char remark
9. 2026-06-10
   listed $160,000 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: $1,013 · $84/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: +$741/yr (+$62/mo · 73.2%)

ⓘ 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 · 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: $14,535
• − Mortgage interest: −$8,962
• − Property taxes: −$1,013
• − Insurance: −$800
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,655
• Taxable loss: −$3,221
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $373/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 — Niles

• Score: 67/100
• State rank: #628
• US rank: #11037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niles, OH
• County: Trumbull County · 61,158 people
• City population: 20,060
• 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

+185.7% since first listed

27 events — show timeline

• 2026-06-09 Listed $160,000 MLSNOW
• 2026-02-04 Listing Removed — MLSNOW
• 2025-12-10 Price Changed $160,000 MLSNOW
• 2025-12-01 Price Changed $162,000 MLSNOW
• 2025-10-06 Price Changed $163,000 MLSNOW
• 2025-08-21 Price Changed $168,000 MLSNOW
• 2025-08-09 Price Changed $170,000 MLSNOW
• 2025-07-18 Price Changed $174,000 MLSNOW
• 2025-06-23 Listed $180,000 MLSNOW
• 2025-01-10 Sold (Public Records) $160,000 Public Records
• 2022-03-29 Sold (Public Records) $54,000 Public Records
• 2022-03-29 Sold (MLS) $54,000 MLSNOW
• 2022-03-19 Pending — MLSNOW
• 2022-02-12 Contingent — MLSNOW
• 2021-10-29 Listed $54,000 MLSNOW
• 2014-10-20 Sold (Public Records) $64,000 Public Records
• 2014-10-17 Sold (MLS) $64,000 MLSNOW
• 2014-09-04 Listing Removed — MLSNOW
• 2013-12-05 Listed $64,000 MLSNOW
• 2013-05-13 Listing Removed — MLSNOW
• 2013-05-07 Listed $69,900 MLSNOW
• 2006-07-31 Listing Removed — MLSNOW
• 2005-07-11 Listed $79,900 MLSNOW
• 2005-06-30 Listing Removed — MLSNOW
• 2005-01-14 Listed $87,900 MLSNOW
• 1994-06-07 Sold (Public Records) $45,227 Public Records
• 1994-06-07 Sold (Public Records) $56,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,013 · +0.9% YoY. Source: county tax records.