173 Clarencedale Ave · Youngstown, OH 44512

$109,900

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 157 Days on market

Built 1923 10,018 sqft lot Est $121k · 9% 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 +26.9/30.0
• ARV discount +11.6/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a fixer upper with a huge garage and a ton of potential? Here it is! Huge covered front porch! Large living room, dining room and kitchen. 3 bedrooms with the possibility of finishing the attic for more living space. Chained in yard and driveway. HUGE GARAGE! Perfect for cars, workshops, mancave or she shed. There is so much potential here! Flip it to rent, live in or sell!

Key facts

• Duct work cleaned
• New hot water tank
• Freshly painted

Tags

• FRESHLY PAINTED
• REPLACEMENT WINDOWS
• NEW GUTTERS
• DUCT WORK CLEANED
• NEW HOT WATER TANK
• UPDATED ELECTRIC SERVICE

Property features AI

Exterior

• Parking: Detached paved garage; 6 garage spaces
• Utilities: Public water; Public sewer
• Home design: Attached property; 2 stories
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Patio; Porch; Chain link fence

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Bedroom on first floor; Bedroom on first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Rents rising fast (+6.6%/yr); 136 active listings in the ZIP; 4 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 $760 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 + 6.6% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $43k; list at $110k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 1.14% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $120,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919 Rush Blvd	0.26mi	4/2.0	1,510 (+4%)	3mo	$154,000	$102	75
4312 Helena Ave	0.37mi	3/1.0 (-1)	1,454 (-0%)	4mo	$135,000	$93	74
241 Clarencedale Ave	0.17mi	3/1.0 (-1)	1,305 (-10%)	8mo	$50,000	$38	63
86 Terrace Dr	0.71mi	4/2.0	1,472 (+1%)	2mo	$89,986	$61	59
4340 Helena Ave	0.42mi	3/2.0 (-1)	1,328 (-9%)	4mo	$110,000	$83	54
4552 New England Blvd	0.60mi	3/1.0 (-1)	1,360 (-7%)	4mo	$159,900	$118	53
159 E Ravenwood Ave	0.32mi	3/1.0 (-1)	1,249 (-14%)	6mo	$45,000	$36	52
358 E Auburndale Ave	0.54mi	3/1.0 (-1)	1,332 (-8%)	6mo	$45,000	$34	51
3414 Idlewood Ave	0.71mi	3/1.5 (-1)	1,404 (-4%)	5mo	$92,000	$66	50
15 Vermont Ave	0.40mi	4/2.0	1,674 (+15%)	5mo	$143,500	$86	48
582 Roxbury Ave	0.64mi	3/1.0 (-1)	1,256 (-14%)	1mo	$112,900	$90	42
83 Beechwood Dr	0.61mi	3/1.5 (-1)	1,258 (-14%)	4mo	$90,000	$72	38

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.20×
• Total profit: $6,201
• Equity at exit: $16,386

10-year hold

• IRR: 17.3%
• Equity multiple: 2.65×
• Total profit: $50,814
• Equity at exit: $9,502

Cash invested: $30,772 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 136
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $304

Break-even live

Break-even rent $870

Max offer price $109,900

Occupancy floor 71%

Sensitivity live

Price	-10% $366	-5% $335	+0% $304	+5% $273	+10% $242
Rent	-10% $205	-5% $255	+0% $304	+5% $354	+10% $403
Rate	-1.0pp $360	-0.5pp $332	base $304	+0.5pp $276	+1.0pp $247

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	0.36mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	14d	1	0.51mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	21d	1	1.42mi
457 Mathews Rd Boardman, OH	3.0	1.0	1200	$1,300	$1.08	44d	1	1.49mi

Listing history 17 events

1. 2026-05-15
   status Pending
2. 2026-04-24
   historical Contingent
3. 2026-04-16
   price $109,900
4. 2026-02-19
   price $113,900
5. 2025-12-08
   listed $114,900 Active
6. 2021-09-01
   soldstatus $43,100 Closed 388-char remark

   Show marketing remark (388 chars)

   Looking for a fixer upper with a huge garage and a ton of potential? Here it is! Huge covered front porch! Large living room, dining room and kitchen. 3 bedrooms with the possibility of finishing the attic for more living space. Chained in yard and driveway. HUGE GARAGE! Perfect for cars, workshops, mancave or she shed. There is so much potential here! Flip it to rent, live in or sell!

7. 2021-08-24
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Looking for a fixer upper with a huge garage and a ton of potential? Here it is! Huge covered front porch! Large living room, dining room and kitchen. 3 bedrooms with the possibility of finishing the attic for more living space. Chained in yard and driveway. HUGE GARAGE! Perfect for cars, workshops, mancave or she shed. There is so much potential here! Flip it to rent, live in or sell!

8. 2021-08-23
   status Active 388-char remark

   Show marketing remark (388 chars)

   Looking for a fixer upper with a huge garage and a ton of potential? Here it is! Huge covered front porch! Large living room, dining room and kitchen. 3 bedrooms with the possibility of finishing the attic for more living space. Chained in yard and driveway. HUGE GARAGE! Perfect for cars, workshops, mancave or she shed. There is so much potential here! Flip it to rent, live in or sell!

9. 2021-07-18
   historical Contingent 388-char remark

   Show marketing remark (388 chars)

   Looking for a fixer upper with a huge garage and a ton of potential? Here it is! Huge covered front porch! Large living room, dining room and kitchen. 3 bedrooms with the possibility of finishing the attic for more living space. Chained in yard and driveway. HUGE GARAGE! Perfect for cars, workshops, mancave or she shed. There is so much potential here! Flip it to rent, live in or sell!

10. 2021-07-06
    price $44,900 388-char remark

    Show marketing remark (388 chars)

    Looking for a fixer upper with a huge garage and a ton of potential? Here it is! Huge covered front porch! Large living room, dining room and kitchen. 3 bedrooms with the possibility of finishing the attic for more living space. Chained in yard and driveway. HUGE GARAGE! Perfect for cars, workshops, mancave or she shed. There is so much potential here! Flip it to rent, live in or sell!

11. 2021-06-25
    listed $49,900 Active 388-char remark

    Show marketing remark (388 chars)

    Looking for a fixer upper with a huge garage and a ton of potential? Here it is! Huge covered front porch! Large living room, dining room and kitchen. 3 bedrooms with the possibility of finishing the attic for more living space. Chained in yard and driveway. HUGE GARAGE! Perfect for cars, workshops, mancave or she shed. There is so much potential here! Flip it to rent, live in or sell!

12. 2016-05-13
    soldstatus $24,000 Sold 535-char remark

    Show marketing remark (535 chars)

    Nice 4 car garage and large backyard are features of this 2 story home built in 1923. Inside you'll find a large country kitchen with built in cupboards, a formal dining room and extra long carpeted Living Room. Upstairs are 3 nicely sized bedrooms with large closets and one room has hardwood floors. Plaster walls throughout the home and newer vinyl replacement windows and doors within the past 3 years. There is a full unfinished basement with gas forced air furnace. Built onto the double deep garage is a 12 foot patio/car port.

13. 2016-05-09
    status Pending 535-char remark

    Show marketing remark (535 chars)

    Nice 4 car garage and large backyard are features of this 2 story home built in 1923. Inside you'll find a large country kitchen with built in cupboards, a formal dining room and extra long carpeted Living Room. Upstairs are 3 nicely sized bedrooms with large closets and one room has hardwood floors. Plaster walls throughout the home and newer vinyl replacement windows and doors within the past 3 years. There is a full unfinished basement with gas forced air furnace. Built onto the double deep garage is a 12 foot patio/car port.

14. 2016-03-29
    price $27,500 535-char remark

    Show marketing remark (535 chars)

    Nice 4 car garage and large backyard are features of this 2 story home built in 1923. Inside you'll find a large country kitchen with built in cupboards, a formal dining room and extra long carpeted Living Room. Upstairs are 3 nicely sized bedrooms with large closets and one room has hardwood floors. Plaster walls throughout the home and newer vinyl replacement windows and doors within the past 3 years. There is a full unfinished basement with gas forced air furnace. Built onto the double deep garage is a 12 foot patio/car port.

15. 2016-01-02
    price $28,500 535-char remark

    Show marketing remark (535 chars)

    Nice 4 car garage and large backyard are features of this 2 story home built in 1923. Inside you'll find a large country kitchen with built in cupboards, a formal dining room and extra long carpeted Living Room. Upstairs are 3 nicely sized bedrooms with large closets and one room has hardwood floors. Plaster walls throughout the home and newer vinyl replacement windows and doors within the past 3 years. There is a full unfinished basement with gas forced air furnace. Built onto the double deep garage is a 12 foot patio/car port.

16. 2015-11-18
    price $29,900 535-char remark

    Show marketing remark (535 chars)

    Nice 4 car garage and large backyard are features of this 2 story home built in 1923. Inside you'll find a large country kitchen with built in cupboards, a formal dining room and extra long carpeted Living Room. Upstairs are 3 nicely sized bedrooms with large closets and one room has hardwood floors. Plaster walls throughout the home and newer vinyl replacement windows and doors within the past 3 years. There is a full unfinished basement with gas forced air furnace. Built onto the double deep garage is a 12 foot patio/car port.

17. 2015-09-03
    listed $32,000 Active 535-char remark

    Show marketing remark (535 chars)

    Nice 4 car garage and large backyard are features of this 2 story home built in 1923. Inside you'll find a large country kitchen with built in cupboards, a formal dining room and extra long carpeted Living Room. Upstairs are 3 nicely sized bedrooms with large closets and one room has hardwood floors. Plaster walls throughout the home and newer vinyl replacement windows and doors within the past 3 years. There is a full unfinished basement with gas forced air furnace. Built onto the double deep garage is a 12 foot patio/car port.

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$465/yr (+$39/mo · 59.2%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 15 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: $15,065
• − Mortgage interest: −$6,156
• − Property taxes: −$785
• − Insurance: −$550
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,197
• Taxable income: $1,967
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $3,179/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): 32,536
• Household income: $63,317
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 910.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Other Indo-European 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: ▼ -56.75%
• Current HPI: 213.1446
• Rent YoY: ▲ 6.56%
• 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

+243.4% since first listed

17 events — show timeline

• 2026-05-15 Pending — MLSNOW
• 2026-04-24 Contingent — MLSNOW
• 2026-04-16 Price Changed $109,900 MLSNOW
• 2026-02-19 Price Changed $113,900 MLSNOW
• 2025-12-08 Listed $114,900 MLSNOW
• 2021-09-01 Sold (MLS) $43,100 MLSNOW
• 2021-08-24 Pending — MLSNOW
• 2021-08-23 Relisted — MLSNOW
• 2021-07-18 Contingent — MLSNOW
• 2021-07-06 Price Changed $44,900 MLSNOW
• 2021-06-25 Listed $49,900 MLSNOW
• 2016-05-13 Sold (MLS) $24,000 MLSNOW
• 2016-05-09 Pending — MLSNOW
• 2016-03-29 Price Changed $27,500 MLSNOW
• 2016-01-02 Price Changed $28,500 MLSNOW
• 2015-11-18 Price Changed $29,900 MLSNOW
• 2015-09-03 Listed $32,000 MLSNOW

Property tax history

+9.4%/yr

Latest (2025): $785 · -11.9% YoY. Source: county tax records.