1636 Country Clb · Youngstown, OH 44514

$99,900

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 27 Days on market

Built 1955 7,492 sqft lot Est $133k · 25% under

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Why this score? — see what drove the B 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom Ranch in a convenient locationoffers an incredible opportunity for investors or future homeowners alike! Featuring a functional layout with comfortable living spaces, the home offers plenty of upside and is ready for your personal touch and updates to make it truly shine. Enjoy a spacious yard and a convenient location close to shopping, dining, parks, schools, and major routes for easy commuting. Whether you’re expanding your rental portfolio, searching for your first investment property, or planning for future owner occupancy, this property delivers value, location, and opportunity. Updates include Newer Furnace and Central AC, Windows, Kitchen, Paint, LVP flooring t

Key facts

• Spacious yard
• Central ac
• Newer furnace

Tags

• SPACIOUS YARD
• CONVENIENT LOCATION
• NEWER FURNACE
• CENTRAL AC
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 7.0% in Youngstown — 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 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: 156 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.
• Current owner paid $35k; list at $100k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $132,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1654 Thalia Ave	0.07mi	3/1.0	984 (+3%)	3mo	$56,250	$57	89
1645 Chattanooga Ave	0.17mi	2/1.0 (-1)	952 (-0%)	6mo	$129,900	$136	81
1737 Halbert Dr	0.49mi	3/1.0	960 (+0%)	3mo	$167,000	$174	74
1720 Sequoya Dr	0.14mi	3/2.0	1,044 (+9%)	4mo	$168,000	$161	71
1928 Palo Verde Dr	0.22mi	3/1.0	1,074 (+12%)	3mo	$130,000	$121	67
1913 Country Club Ave	0.19mi	3/2.0	1,092 (+14%)	0mo	$78,000	$71	64
1634 Meadowbrook Ave	0.27mi	2/1.0 (-1)	824 (-14%)	1mo	$118,000	$143	58
2021 Country Club Ave	0.34mi	3/1.5	1,082 (+13%)	6mo	$171,000	$158	55
612 Maplewood Ave	0.61mi	3/1.0	1,056 (+10%)	3mo	$135,000	$128	52
608 Maplewood Ave	0.62mi	3/1.0	864 (-10%)	6mo	$120,000	$139	50
2002 Bancroft Ave	0.46mi	3/2.0	1,080 (+13%)	4mo	$131,500	$122	49
5522 Sheridan Rd	0.56mi	3/1.0	1,084 (+13%)	3mo	$225,000	$208	49

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $7,036
• Equity at exit: $14,895

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $35,973
• Equity at exit: $8,638

Cash invested: $27,972 (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 44514

• Home prices YoY: -23.8%
• Active inventory: 156
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $365

Break-even live

Break-even rent $792

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $422	-5% $393	+0% $365	+5% $337	+10% $308
Rent	-10% $266	-5% $315	+0% $365	+5% $414	+10% $464
Rate	-1.0pp $415	-0.5pp $390	base $365	+0.5pp $339	+1.0pp $313

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	0.69mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	45d	1	0.84mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	45d	1	0.86mi
61 Crescent Dr Struthers, OH	2.0	1.0	670	$650	$0.97	15d	1	0.87mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	45d	1	0.90mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	45d	1	0.99mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	15d	1	1.06mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	15d	1	1.06mi
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	14d	1	1.21mi
413 Mathews Rd Boardman, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	1.35mi

Listing history 21 events

1. 2026-06-09
   statusdays on market $99,900 Pending 27 DOM
2. 2026-06-08
   days on market $99,900 Active 26 DOM
3. 2026-06-07
   days on market $99,900 Active 25 DOM
4. 2026-06-03
   days on market $99,900 Active 21 DOM
5. 2026-06-02
   days on market $99,900 Active 20 DOM
6. 2026-06-01
   days on market $99,900 Active 19 DOM
7. 2026-05-31
   days on market $99,900 Active 18 DOM
8. 2026-05-30
   days on market $99,900 Active 17 DOM
9. 2026-05-13
   listed $99,900 Active
10. 2024-03-26
    status Pending
11. 2024-03-25
    historical
12. 2024-03-22
    listed $99,900 Active
13. 2021-03-09
    soldstatus $35,000 Closed
14. 2021-02-23
    status Pending
15. 2021-02-11
    listed $44,500 Active
16. 2015-01-23
    soldstatus $12,500
17. 2015-01-05
    historical
18. 2014-11-10
    listed $16,500
19. 2014-11-09
    historical
20. 2014-07-09
    listed $17,500
21. 1996-08-23
    soldstatus $41,400

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$419/yr (+$35/mo · 58.2%)

ⓘ 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 · 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: $15,046
• − Mortgage interest: −$5,596
• − Property taxes: −$720
• − Insurance: −$500
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,906
• Taxable income: $2,916
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,680/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 County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 23,917
• Household income: $79,808
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 411.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -65.78%
• Current HPI: 210.5511
• 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

+141.3% since first listed

13 events — show timeline

• 2026-05-13 Listed $99,900 MLSNOW
• 2024-03-26 Pending — MLSNOW
• 2024-03-25 Listing Removed — MLSNOW
• 2024-03-22 Listed $99,900 MLSNOW
• 2021-03-09 Sold (MLS) $35,000 MLSNOW
• 2021-02-23 Pending — MLSNOW
• 2021-02-11 Listed $44,500 MLSNOW
• 2015-01-23 Sold (MLS) $12,500 MLSNOW
• 2015-01-05 Listing Removed — MLSNOW
• 2014-11-10 Listed $16,500 MLSNOW
• 2014-11-09 Listing Removed — MLSNOW
• 2014-07-09 Listed $17,500 MLSNOW
• 1996-08-23 Sold (Public Records) $41,400 Public Records

Property tax history

-2.4%/yr

Latest (2025): $720 · -11.9% YoY. Source: county tax records.