2840-2842 Mahoning Ave · Youngstown, OH 44509

$155,000

3 bd · 1.5 ba · 1,932 sqft · SingleFamily · 49 Days on market

Built 1900 Fair condition 7,492 sqft lot Est $124k · 25% over

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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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this unique investment opportunity on the bustling Mahoning Avenue Corridor! This versatile mixed-use property offers the perfect combination of commercial and residential space, ideal for entrepreneurs, investors, or owner-occupants. The first floor features a large open space perfect for retail or a variety of other business uses, all with excellent visibility and high traffic exposure. Inside, you’ll also find a convenient half bath, washer and dryer hookups, and a kitchenette complete with a gas line hookup—providing added functionality and flexibility. Upstairs, the spacious apartment offers comfortable living with two/three bedrooms, a full bath with tile

Key facts

• Half bath
• Kitchenette
• Large open space

Tags

• LARGE OPEN SPACE
• HALF BATH
• WASHER AND DRYER HOOKUPS
• KITCHENETTE
• GAS LINE HOOKUP
• SPACIOUS APARTMENT

Property features AI

Exterior

• Parking: Driveway; Gated parking; Parking lot
• Utilities: Public water; Public sewer
• Home design: 2-story house
• Construction: Aluminum siding; Asphalt/fiberglass roof; Block foundation; Built (year per public records)
• Exterior features: Lot is approximately 0.172 acres

Interior

• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Total of 5 rooms; Partial crawl-space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

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: 64 active listings in the ZIP; 2 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).
• At $1,665/mo this rent would consume 55% of the median local household income ($36k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 49 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $123,648
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 N Glenellen Ave	0.07mi	4/2.5 (+1)	1,884 (-2%)	10mo	$100,000	$53	76
59 Bouquet Ave	0.13mi	3/2.0	1,744 (-10%)	2mo	$120,000	$69	74
441 Manchester Ave	0.45mi	4/2.0 (+1)	1,740 (-10%)	9mo	$143,500	$82	48
134 Millet Ave	0.55mi	3/2.5	1,700 (-12%)	6mo	$70,000	$41	46
25 N Osborn Ave	0.22mi	4/1.5 (+1)	1,672 (-14%)	21mo	$61,000	$36	45
176 Wesley Ave	0.28mi	4/2.0 (+1)	1,736 (-10%)	23mo	$135,000	$78	44
36 N Brockway Ave	0.38mi	3/3.0	2,102 (+9%)	22mo	$135,000	$64	43

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,554
• Equity at exit: $23,111

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $11,789
• Equity at exit: $13,402

Cash invested: $43,400 (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 44509

• Home prices YoY: -9.3%
• Active inventory: 64
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $244

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 80%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Portland Ave Youngstown, OH	4.0	2.0	1920	$1,750	$0.91	21d	1	0.81mi
155 N Roanoke Ave Youngstown, OH	3.0	1.5	1632	$1,500	$0.92	21d	1	1.33mi

Listing history 17 events

1. 2026-06-19
   days on market $155,000 Active 49 DOM
2. 2026-06-18
   days on market $155,000 Active 48 DOM
3. 2026-06-17
   days on market $155,000 Active 47 DOM
4. 2026-06-16
   days on market $155,000 Active 46 DOM
5. 2026-06-15
   days on market $155,000 Active 45 DOM
6. 2026-06-14
   days on market $155,000 Active 43 DOM
7. 2026-06-13
   days on market $155,000 Active 42 DOM
8. 2026-06-10
   days on market $155,000 Active 40 DOM
9. 2026-06-09
   days on market $155,000 Active 39 DOM
10. 2026-06-08
    days on market $155,000 Active 38 DOM
11. 2026-06-07
    days on market $155,000 Active 37 DOM
12. 2026-06-03
    days on market $155,000 Active 33 DOM
13. 2026-06-02
    days on market $155,000 Active 32 DOM
14. 2026-06-01
    days on market $155,000 Active 31 DOM
15. 2026-05-31
    days on market $155,000 Active 30 DOM
16. 2026-05-30
    days on market $155,000 Active 29 DOM
17. 2026-05-01
    listed $155,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,977
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,509
• Taxable income: $489
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,810/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mixed-use property requires moderate renovations to improve its condition and increase its value. The first floor is suitable for retail, but the roof and exterior need significant attention. The interior walls and flooring also require updates to enhance the property's appeal.

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Aged and weathered
• Major flooring — Worn and in need of replacement
• Moderate HVAC/mechanicals — No photos, but likely outdated

Value-add opportunities

• Resale paint interior walls — Fresh paint enhances curb appeal
• Resale replace flooring — New flooring improves aesthetics and functionality
• Both landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear	Major	$15,000–50,000
exterior siding · Aged and weathered	Major	$15,000–50,000
flooring · Worn and in need of replacement	Major	$15,000–50,000
HVAC/mechanicals · No photos, but likely outdated	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint enhances curb appeal ↑
• Resale replace flooring — New flooring improves aesthetics and functionality ↑
• Both landscaping — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 10,775
• Household income: $36,472
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 10.4

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 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 2% Subsaharan African 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -22.34%
• Current HPI: 217.0797
• 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

1 event — show timeline

• 2026-05-01 Listed $155,000 MLSNOW