6111 Thompson Clark Rd · Champion Heights, OH 44402

$95,000

3 bd · 1.5 ba · 1,220 sqft · SingleFamily · 5 Days on market

Built 1969 Fair condition 1.60 ac lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Potential, potential, and potential! This endearing Bristolville residence checks all the right boxes for a perfect project, ready to receive your creativity with its great bones and even better layout! Serving up everyone’s favorite ranch layout, the home ups the ante with a three-bedroom layout plus a full basement below with tall ceilings and a brick fireplace, allowing an easy opportunity for even more finished living space. Outside, the brick accents add to the covered, two-car garage and porch entrances, both with brand new and stylish entry doors. Rural surroundings ensure peaceful, scenic views as you make your way inside. A gracious living room enjoys a large picture window t

Key facts

• Porch entrances
• Brick fireplace
• Full basement

Tags

• FULL BASEMENT
• BRICK FIREPLACE
• COVERED TWO CAR GARAGE
• PORCH ENTRANCES
• NEW ENTRY DOORS
• SCENIC VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.1% vs local median 2.9% in Champion Heights — 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 68/100 on livability (#569 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools D+, amenities F.
• Bristol Local (rural): math 61% / reading 68% proficiency, ranked #210 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $95,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — 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 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $295,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6175 Thompson Clark Rd	0.12mi	3/2.0	1,220 (0%)	21mo	$295,000	$242	75
1159 Greenville Rd	0.60mi	3/1.5	1,176 (-4%)	19mo	$180,000	$153	50

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,418
• Equity at exit: $14,165

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $16,808
• Equity at exit: $8,214

Cash invested: $26,600 (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 44402

• Home prices YoY: -17.8%
• Active inventory: 9
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $219

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $285	-5% $252	+0% $219	+5% $186	+10% $154
Rent	-10% $132	-5% $175	+0% $219	+5% $263	+10% $307
Rate	-1.0pp $267	-0.5pp $243	base $219	+0.5pp $195	+1.0pp $170

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-06
   status Pending
2. 2026-04-01
   listed $95,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 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: $13,302
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,764
• Taxable income: $1,188
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,345/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, focusing on structural repairs and exterior updates to significantly enhance its value.

Repairs flagged

• Major Exposed subflooring — Structural damage
• Major Paint peeling — Aesthetic and safety hazard

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Seal roof — Prevents water damage and extends life
• Both Replace flooring — Improves comfort and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subflooring · Structural damage	Major	$15,000–50,000
Paint peeling · Aesthetic and safety hazard	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Seal roof — Prevents water damage and extends life ↑
• Both Replace flooring — Improves comfort and aesthetics ↑

ⓘ 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: Bristol Local
• NCES district ID: 3905011
• Math proficiency: 61% ▼ -21.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $55,845
• Composite: 55.34/100
• National rank: #1256
• State rank: #210 of 656 in OH

Livability — Champion Heights

• Score: 68/100
• State rank: #569
• US rank: #9742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 2,588
• Household income: $74,023
• Rent vs Own: 14.2% rent · 85.8% own

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 6% Romanian 4% Polish 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1% Russian/Polish/Slavic 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: ▼ -48.48%
• Current HPI: 223.257
• 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

2 events — show timeline

• 2026-04-06 Pending — MLSNOW
• 2026-04-01 Listed $95,000 MLSNOW