418 W Glenaven Ave · Youngstown, OH 44511

$129,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 32 Days on market

Built 1922 5,314 sqft lot ↓ 28% since listing

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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 MLS

Fixer upper at a great price. Exterior has vinyl and roof looks decent. Investor offers held and presented on 16th day of listing. Seller not responsible for normal sellers closing costs. Seller is offering a closing cost credit incentive in the amount of 3.5% of the final purchase price for owner occupied buyers who purchase and close between January 28 and April 30, 2010.

Key facts

• Remodeled
• Updated electrical
• Updated kitchen

Tags

• REMODELED
• NEW ROOF
• NEW WINDOWS
• UPDATED ELECTRICAL
• NEWLY POURED DRIVEWAY
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Concrete driveway; No garage
• Utilities: Public water service; Public sewer
• Home design: Two-story home; Vinyl siding; Asphalt/fiberglass roof; Block foundation
• Construction: Built (year per assessor); Vinyl siding construction; Asphalt/fiberglass roof; Block foundation
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Electric baseboard heating
• Interior features: Energy Star qualified windows; Full, partially finished basement
• Laundry & utility: Laundry area in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $66 ($794/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 $121k (6.0% below list).
• Recommended offer: $121k (6.0% 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: 73 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $2k; list at $129k implies a 5633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,218 (6.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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 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?
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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $64,008
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2733 Griselda Ave	0.67mi	3/1.5	1,025 (+1%)	3mo	$65,000	$63	63
917 Brentwood Ave	0.71mi	3/1.5	1,054 (+4%)	12mo	$80,000	$76	48
464 W Hylda Ave	0.56mi	3/2.0	1,152 (+13%)	12mo	$60,000	$52	38
471 W Hylda	0.59mi	4/1.5 (+1)	1,151 (+13%)	12mo	$29,000	$25	33

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-16,673
• Equity at exit: $19,234

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-9,021
• Equity at exit: $11,154

Cash invested: $36,120 (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 44511

• Home prices YoY: -12.6%
• Active inventory: 73
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $66

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 90%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	0.68mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.04mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.04mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	1.38mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	1.42mi

Listing history 23 events

1. 2026-06-19
   days on market $129,000 Active 32 DOM
2. 2026-06-18
   days on market $129,000 Active 31 DOM
3. 2026-06-17
   days on market $129,000 Active 30 DOM
4. 2026-06-16
   days on market $129,000 Active 29 DOM
5. 2026-06-15
   days on market $129,000 Active 28 DOM
6. 2026-06-14
   days on market $129,000 Active 26 DOM
7. 2026-06-13
   days on market $129,000 Active 25 DOM
8. 2026-06-10
   days on market $129,000 Active 23 DOM
9. 2026-06-09
   days on market $129,000 Active 22 DOM
10. 2026-06-08
    days on market $129,000 Active 21 DOM
11. 2026-06-07
    pricedays on market $129,000 Active 20 DOM
12. 2026-06-03
    days on market $135,000 Active 16 DOM
13. 2026-06-02
    days on market $135,000 Active 15 DOM
14. 2026-06-01
    days on market $135,000 Active 14 DOM
15. 2026-05-31
    days on market $135,000 Active 13 DOM
16. 2026-05-30
    days on market $135,000 Active 12 DOM
17. 2026-05-18
    price $135,000
18. 2026-05-18
    listed $128,500 Active
19. 2011-11-01
    historical
20. 2011-08-02
    listed $8,500
21. 2010-05-19
    soldstatus $2,250 376-char remark

    Show marketing remark (376 chars)

    Fixer upper at a great price. Exterior has vinyl and roof looks decent. Investor offers held and presented on 16th day of listing. Seller not responsible for normal sellers closing costs. Seller is offering a closing cost credit incentive in the amount of 3.5% of the final purchase price for owner occupied buyers who purchase and close between January 28 and April 30, 2010.

22. 2010-02-11
    listed $2,500 376-char remark

    Show marketing remark (376 chars)

    Fixer upper at a great price. Exterior has vinyl and roof looks decent. Investor offers held and presented on 16th day of listing. Seller not responsible for normal sellers closing costs. Seller is offering a closing cost credit incentive in the amount of 3.5% of the final purchase price for owner occupied buyers who purchase and close between January 28 and April 30, 2010.

23. 2002-01-24
    soldstatus $187,000

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,546
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,753
• Taxable loss: −$1,340
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,115/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): 18,909
• Household income: $56,880
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 336.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -40.81%
• Current HPI: 283.9088
• 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

-27.8% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $135,000 MLSNOW
• 2026-05-18 Listed $128,500 MLSNOW
• 2011-11-01 Listing Removed — MLSNOW
• 2011-08-02 Listed $8,500 MLSNOW
• 2010-05-19 Sold (MLS) $2,250 MLSNOW
• 2010-02-11 Listed $2,500 MLSNOW
• 2002-01-24 Sold (Public Records) $187,000 Public Records

Property tax history

-12.3%/yr

Latest (2025): $25 · -10.6% YoY. Source: county tax records.