238 Lora Ave · Youngstown, OH 44504

$95,000

6 bd · 1.0 ba · 2,019 sqft · SingleFamily public records · 445 Days on market

Built 1917 7,492 sqft 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 +17.6/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

Key facts

• 7,492 sq ft lot
• Built 1917
• Listed 444 days

Property features AI

Finance

• Other: One building on the lot; Lot recorded at approximately 0.172 acres; Annual tax reported (for reference): $484 (2023)
• Financial info: Gross rental income reported at $11,400; Tenant responsibility: all utilities

Exterior

• Parking: No garage; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Public sewer; Public water

Interior

• Bedrooms: Two separate 3-bedroom units (each unit has 3 bedrooms)
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Forced-air heating (gas)
• Interior features: Partial basement; 9 total rooms
• Laundry & utility: Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (13.7% below list).
• Recommended offer: $82k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#99 in OH, #1,506 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Youngstown City (urban): math 8% / reading 17% proficiency, ranked #649 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.7% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 445 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $95k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,000 (13.7% below list)

Questions for the listing agent

1. It's been on market 445 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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 F 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: 0.86% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $60,570
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Norwood Ave	0.04mi	5/1.5 (-1)	2,130 (+6%)	2mo	$45,000	$21	80
2104 Elm St	0.51mi	5/2.0 (-1)	1,953 (-3%)	5mo	$28,500	$15	57
1524 Ohio Ave	0.06mi	5/1.5 (-1)	1,792 (-11%)	23mo	$54,000	$30	53
1841 Goleta Ave	0.64mi	5/1.5 (-1)	1,840 (-9%)	6mo	$100,000	$54	43

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.36×
• Total profit: $36,241
• Equity at exit: $64,109

10-year hold

• IRR: 18.8%
• Equity multiple: 4.83×
• Total profit: $101,918
• Equity at exit: $120,249

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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $74

Break-even live

Break-even rent $726

Max offer price $95,000

Occupancy floor 86%

Sensitivity live

Price	-10% $128	-5% $101	+0% $74	+5% $47	+10% $20
Rent	-10% $9	-5% $42	+0% $74	+5% $107	+10% $139
Rate	-1.0pp $122	-0.5pp $98	base $74	+0.5pp $50	+1.0pp $25

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$820	$0.54	14d	10	0.97mi

Listing history 14 events

1. 2026-06-01
   days on market $95,000 Active 445 DOM
2. 2026-05-31
   days on market $95,000 Active 444 DOM
3. 2026-05-30
   days on market $95,000 Active 443 DOM
4. 2025-10-29
   price $95,000
5. 2025-03-11
   listed $105,000 Active
6. 2017-08-28
   soldstatus $32,000 Sold 95-char remark

   Show marketing remark (95 chars)

   Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

7. 2017-08-27
   status Pending 95-char remark

   Show marketing remark (95 chars)

   Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

8. 2017-08-16
   historical Contingent 95-char remark

   Show marketing remark (95 chars)

   Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

9. 2017-08-14
   status Active 95-char remark

   Show marketing remark (95 chars)

   Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

10. 2017-06-28
    status Pending 95-char remark

    Show marketing remark (95 chars)

    Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

11. 2017-05-25
    price $40,000 95-char remark

    Show marketing remark (95 chars)

    Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

12. 2017-04-19
    listed $46,000 Active 95-char remark

    Show marketing remark (95 chars)

    Investors opportunity. 2 units, 2 parcels. Gross Income $11,400 with a generous Cap Rate of 20%

13. 2016-07-19
    historical
14. 2016-03-28
    listed $45,000 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: $430 · $36/mo
• Projected year-2 tax: $956 · $80/mo
• Expected delta: +$526/yr (+$44/mo · 122.4%)

ⓘ 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 · 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: $9,840
• − Mortgage interest: −$5,321
• − Property taxes: −$430
• − Insurance: −$475
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,764
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,064/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: Youngstown City
• NCES district ID: 3904516
• Math proficiency: 8% ▼ -15.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $25,257
• Composite: 9.29/100
• National rank: #9858
• State rank: #649 of 656 in OH

Livability — Youngstown

• Score: 81/100
• State rank: #99
• US rank: #1506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Youngstown, OH
• County: Mahoning · 224,175 people
• City population: 28,503
• Metro: Youngstown-Warren, OH
• Population (ZIP): 5,185
• Household income: $40,156
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 15.7

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Black 38% Two or more races 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Serbian 1% Romanian 1%
• Foreign-born: 7% · Canada, Dominican Republic, South Korea
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 1%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 174.9495
• 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

+111.1% since first listed

11 events — show timeline

• 2025-10-29 Price Changed $95,000 MLSNOW
• 2025-03-11 Listed $105,000 MLSNOW
• 2017-08-28 Sold (MLS) $32,000 MLSNOW
• 2017-08-27 Pending — MLSNOW
• 2017-08-16 Contingent — MLSNOW
• 2017-08-14 Relisted — MLSNOW
• 2017-06-28 Pending — MLSNOW
• 2017-05-25 Price Changed $40,000 MLSNOW
• 2017-04-19 Listed $46,000 MLSNOW
• 2016-07-19 Listing Removed — MLSNOW
• 2016-03-28 Listed $45,000 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $430 · -11.8% YoY. Source: county tax records.