965 Adelaide Ave SE · Warren, OH 44484

$89,900

3 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 94 Days on market

Built 1950 7,405 sqft lot $69/sqft · at area comps Est $87k · at est.

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• ARV discount +5.9/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 1-bathroom ranch in Warren, Ohio offering 1,299 sq ft of comfortable, single-level living. The home features updated electrical, along with a detached garage and two storage sheds providing plenty of space for storage and everyday needs. With a functional layout and room to make it your own, this property is a great opportunity.

Key facts

• Updated electrical
• Two storage sheds
• Detached garage

Tags

• UPDATED ELECTRICAL
• DETACHED GARAGE
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 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

• It's been on market 94 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $90k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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. 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: 1.11% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (median comp): $86,858
• List price: $89,900
• Delta: 3.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Adelaide Ave SE	0.06mi	4/1.0 (+1)	1,254 (-4%)	0mo	$106,250	$85	86
1100 Woodbine Ave SE	0.29mi	3/1.0	1,178 (-9%)	5mo	$42,500	$36	67
327 Adelaide	0.34mi	3/1.0	1,144 (-12%)	6mo	$127,900	$112	59
464 Meadowbrook Ave SE	0.67mi	3/1.0	1,235 (-5%)	4mo	$143,000	$116	57
336 Willard Ave SE	0.43mi	3/1.5	1,136 (-12%)	2mo	$130,000	$114	55
1153 Meadowbrook Ave SE	0.71mi	4/1.0 (+1)	1,248 (-4%)	1mo	$165,000	$132	54
880 Meadowbrook Ave SE	0.65mi	3/2.5	1,392 (+7%)	2mo	$154,500	$111	50
1087 Perkinswood Blvd SE	0.45mi	3/2.0	1,488 (+14%)	1mo	$150,000	$101	50
156 Bonnie Brae Ave NE	0.66mi	3/1.0	1,440 (+11%)	3mo	$145,500	$101	48
696 Meadowbrook Ave SE	0.65mi	3/1.5	1,140 (-12%)	2mo	$150,000	$132	46
1178 Meadowbrook Ave SE	0.69mi	2/1.0 (-1)	1,184 (-9%)	3mo	$95,000	$80	46
213 Kenmore Ave NE	0.66mi	3/1.0	1,142 (-12%)	6mo	$116,000	$102	44

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,856
• Equity at exit: $13,404

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $12,603
• Equity at exit: $7,773

Cash invested: $25,172 (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 44484

• Home prices YoY: -17.5%
• Active inventory: 87
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$471
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $184

Break-even live

Break-even rent $763

Max offer price $89,900

Occupancy floor 77%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Woodbine Ave SE Unit 838 Warren, OH	2.0	1.0	1009	$1,000	$0.99	13d	1	0.23mi
1151 Kenilworth Ave SE Warren, OH	2.0	1.0	1207	$900	$0.75	13d	1	0.36mi
341 Charles AVE Warren, OH	3.0	1.0	1232	$1,100	$0.89	43d	1	0.69mi
259 Perkinswood Blvd NE Warren, OH	1.0–2.0	1.0	743	$845	$1.14	13d	3	0.76mi
1216 Hollywood St NE Warren, OH	3.0	1.0	1158	$1,050	$0.91	21d	1	1.35mi
407 Washington St NE Niles, OH	3.0	1.5	1388	$1,250	$0.90	13d	1	1.45mi

Listing history 22 events

1. 2026-06-19
   days on market $89,900 Active 94 DOM
2. 2026-06-18
   days on market $89,900 Active 93 DOM
3. 2026-06-17
   days on market $89,900 Active 92 DOM
4. 2026-06-16
   days on market $89,900 Active 91 DOM
5. 2026-06-15
   days on market $89,900 Active 90 DOM
6. 2026-06-14
   days on market $89,900 Active 88 DOM
7. 2026-06-13
   days on market $89,900 Active 87 DOM
8. 2026-06-10
   days on market $89,900 Active 85 DOM
9. 2026-06-09
   days on market $89,900 Active 84 DOM
10. 2026-06-08
    days on market $89,900 Active 83 DOM
11. 2026-06-07
    days on market $89,900 Active 82 DOM
12. 2026-06-05
    days on market $89,900 Active 79 DOM
13. 2026-06-02
    days on market $89,900 Active 77 DOM
14. 2026-06-01
    days on market $89,900 Active 76 DOM
15. 2026-05-31
    days on market $89,900 Active 75 DOM
16. 2026-05-30
    days on market $89,900 Active 74 DOM
17. 2026-05-18
    price $89,900 357-char remark

    Show marketing remark (357 chars)

    Welcome to this 3-bedroom, 1-bathroom ranch in Warren, Ohio offering 1,299 sq ft of comfortable, single-level living. The home features updated electrical, along with a detached garage and two storage sheds providing plenty of space for storage and everyday needs. With a functional layout and room to make it your own, this property is a great opportunity.

18. 2026-04-07
    price $97,000 357-char remark

    Show marketing remark (357 chars)

    Welcome to this 3-bedroom, 1-bathroom ranch in Warren, Ohio offering 1,299 sq ft of comfortable, single-level living. The home features updated electrical, along with a detached garage and two storage sheds providing plenty of space for storage and everyday needs. With a functional layout and room to make it your own, this property is a great opportunity.

19. 2026-03-16
    listed $104,900 Active 357-char remark

    Show marketing remark (357 chars)

    Welcome to this 3-bedroom, 1-bathroom ranch in Warren, Ohio offering 1,299 sq ft of comfortable, single-level living. The home features updated electrical, along with a detached garage and two storage sheds providing plenty of space for storage and everyday needs. With a functional layout and room to make it your own, this property is a great opportunity.

20. 2016-12-13
    soldstatus $22,500 Sold 248-char remark

    Show marketing remark (248 chars)

    Well maintained 3 bedroom ranch. Tons of storage. Large family room addition. 1st floor laundry. Eat-in kitchen. Nice covered back porch. 1.5 car garage 14x20 plus 3 nice size sheds! Newer replacement windows. HWT 2015. 2-10 home warranty included.

21. 2016-11-30
    status Pending 248-char remark

    Show marketing remark (248 chars)

    Well maintained 3 bedroom ranch. Tons of storage. Large family room addition. 1st floor laundry. Eat-in kitchen. Nice covered back porch. 1.5 car garage 14x20 plus 3 nice size sheds! Newer replacement windows. HWT 2015. 2-10 home warranty included.

22. 2016-11-10
    listed $29,900 Active 248-char remark

    Show marketing remark (248 chars)

    Well maintained 3 bedroom ranch. Tons of storage. Large family room addition. 1st floor laundry. Eat-in kitchen. Nice covered back porch. 1.5 car garage 14x20 plus 3 nice size sheds! Newer replacement windows. HWT 2015. 2-10 home warranty included.

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$139/yr (+$12/mo · 12.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $11,945
• − Mortgage interest: −$5,036
• − Property taxes: −$1,124
• − Insurance: −$450
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,615
• Taxable income: $809
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,012/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): 21,634
• Household income: $65,435
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 6.7

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Other Asian/Pacific 1% 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: ▼ -46.24%
• Current HPI: 217.6603
• 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

+200.7% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $89,900 MLSNOW
• 2026-04-07 Price Changed $97,000 MLSNOW
• 2026-03-16 Listed $104,900 MLSNOW
• 2016-12-13 Sold (MLS) $22,500 MLSNOW
• 2016-11-30 Pending — MLSNOW
• 2016-11-10 Listed $29,900 MLSNOW

Property tax history

+9.0%/yr

Latest (2025): $1,124 · +1.9% YoY. Source: county tax records.