3369 Bon Air Ave NW · Warren, OH 44485

$160,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 26 Days on market

Built 1958 Est $141k · 14% over

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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 +13.0/30.0
• Appreciation +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.3/15.0

Listing remarks

3 Bedroom/ 1 bath Mid Century ranch with additional Barn storage behind main house. Gas furnace/ New windows 2012 / remodeled kitchen 2005 / Maytag W/ D Walking distance to McGuffey School and Burbank Park

Key facts

• Mid century ranch
• Remodeled kitchen
• Built 1958

Tags

• MID CENTURY RANCH
• ADDITIONAL BARN STORAGE
• REMODELED KITCHEN

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 $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (25.3% below list).
• Recommended offer: $120k (25.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Mcguffey Pk-8 School (math 18% / reading 25%, grade F, #1,270 of 1,584 statewide, top 80%, 791 students, 0% FRL); Warren G Harding High School (math 16% / reading 32%, grade F, #665 of 781 statewide, top 85%, 1,155 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,500 (25.3% 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 1958 — 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. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $140,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3130 Lynwood Dr NW	0.07mi	3/1.5	1,040 (-2%)	1mo	$149,900	$144	90
3389 Bon Air NW	0.01mi	3/2.0	1,040 (-2%)	5mo	$160,000	$154	87
3372 Lynwood Dr NW	0.16mi	3/1.0	1,118 (+5%)	11mo	$100,000	$89	75
3351 Tanya Ave NW	0.17mi	3/1.0	1,118 (+5%)	12mo	$140,000	$125	74
2683 Heather Ln NW	0.53mi	3/1.0	1,040 (-2%)	2mo	$140,000	$135	70
2835 Crestwood Dr NW	0.47mi	3/1.0	1,040 (-2%)	6mo	$137,725	$132	69
2966 Red Fox Run Dr NW	0.37mi	3/1.5	1,028 (-4%)	13mo	$132,500	$129	64
2849 Montgomery Ave NW	0.37mi	3/2.0	1,176 (+10%)	4mo	$160,000	$136	58
2708 Crestwood Dr NW	0.53mi	3/1.0	1,119 (+5%)	12mo	$130,000	$116	57
2884 Montgomery	0.34mi	3/2.0	1,176 (+10%)	9mo	$143,500	$122	56
1691 Arthur Dr NW	0.51mi	3/1.5	988 (-7%)	10mo	$145,000	$147	54
1722 Bradford St NW	0.74mi	3/1.0	1,200 (+13%)	2mo	$114,000	$95	42

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

Projected returns pro-forma

-1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.70×
• Total profit: $-13,624
• Equity at exit: $37,555

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-811
• Equity at exit: $38,534

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 44485

• Home prices YoY: -0.5%
• Active inventory: 44
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-8

Break-even live

Break-even rent $1,205

Max offer price $158,619

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $37	+0% $-8	+5% $-53	+10% $-98
Rent	-10% $-102	-5% $-55	+0% $-8	+5% $39	+10% $87
Rate	-1.0pp $73	-0.5pp $33	base $-8	+0.5pp $-49	+1.0pp $-91

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1388 Beechcrest St NW Warren, OH	3.0	2.0	1297	$1,195	$0.92	15d	1	0.92mi

Listing history 18 events

1. 2026-06-22
   days on market $160,000 Active 26 DOM
2. 2026-06-19
   days on market $160,000 Active 24 DOM
3. 2026-06-18
   days on market $160,000 Active 23 DOM
4. 2026-06-17
   days on market $160,000 Active 22 DOM
5. 2026-06-16
   days on market $160,000 Active 21 DOM
6. 2026-06-15
   days on market $160,000 Active 20 DOM
7. 2026-06-14
   days on market $160,000 Active 18 DOM
8. 2026-06-13
   days on market $160,000 Active 17 DOM
9. 2026-06-10
   days on market $160,000 Active 15 DOM
10. 2026-06-09
    days on market $160,000 Active 14 DOM
11. 2026-06-08
    days on market $160,000 Active 13 DOM
12. 2026-06-07
    days on market $160,000 Active 12 DOM
13. 2026-06-05
    days on market $160,000 Active 9 DOM
14. 2026-06-02
    days on market $160,000 Active 7 DOM
15. 2026-06-01
    days on market $160,000 Active 6 DOM
16. 2026-05-31
    days on market $160,000 Active 5 DOM
17. 2026-05-30
    days on market $160,000 Active 4 DOM
18. 2026-05-26
    listed $160,000 Active

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $1,525 · $127/mo
• Expected delta: +$971/yr (+$81/mo · 175.4%)

ⓘ 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: $14,340
• − Mortgage interest: −$8,962
• − Property taxes: −$554
• − Insurance: −$800
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$4,655
• Taxable loss: −$2,925
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $608/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 · 193,293 people
• City population: 25,805
• Metro: Youngstown-Warren, OH
• Population (ZIP): 15,194
• Household income: $33,720
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 14.2

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 38% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 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: ▼ -1.14%
• Current HPI: 212.5324
• 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

1 event — show timeline

• 2026-05-26 Listed $160,000 FSBO.com

Property tax history

+1.7%/yr

Latest (2025): $554 · -1.2% YoY. Source: county tax records.