1357 5th Ave · Youngstown, OH 44504

$174,900

3 bd · 3.0 ba · 2,778 sqft · SingleFamily public records · 158 Days on market

Built 1917 0.69 ac lot ↓ 24% 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 +11.8/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Mix use building with an apartment on the third floor. Basement, first and second floors were used as a doctors office. Investors Dream Property. Property being Sold AS IS

Key facts

• 0.69 acre lot
• Pool
• Built 1917

Property features AI

Exterior

• Parking: Gated open parking lot (no garage)
• Utilities: Public water; Public sewer
• Home design: 3-story building; Shingle roof; Block and frame construction; Property listed as fixer
• Construction: Built year per public records; Block and frame construction; Shingle roof; Full finished area below grade: 1,176; Above grade finished area: 2,778
• Exterior features: Private pool; Lot approximately 0.689 acres

Interior

• Bathrooms: 1 full bathroom; 4 half bathrooms; At least one main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-47 ($-566/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (21.0% below list).
• Recommended offer: $138k (21.0% 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: 28 active listings in the ZIP; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k 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 $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $138,208 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $72,228
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 N Heights Ave	0.11mi	4/3.5 (+1)	2,812 (+1%)	5mo	$165,000	$59	81
342 Fairgreen Ave	0.14mi	3/1.0	2,685 (-3%)	8mo	$70,000	$26	73
1660 5th Ave	0.32mi	4/3.5 (+1)	3,113 (+12%)	4mo	$60,000	$19	55
1868 Coronado Ave	0.72mi	4/2.5 (+1)	3,032 (+9%)	23mo	$61,900	$20	25

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: 16.2%
• Equity multiple: 2.12×
• Total profit: $55,064
• Equity at exit: $118,029

10-year hold

• IRR: 15.9%
• Equity multiple: 4.32×
• Total profit: $162,611
• Equity at exit: $221,385

Cash invested: $48,972 (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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-47

Break-even live

Break-even rent $1,442

Max offer price $166,562

Occupancy floor 98%

Sensitivity live

Price	-10% $52	-5% $2	+0% $-47	+5% $-97	+10% $-146
Rent	-10% $-156	-5% $-102	+0% $-47	+5% $7	+10% $62
Rate	-1.0pp $41	-0.5pp $-3	base $-47	+0.5pp $-93	+1.0pp $-139

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $174,900 Active 158 DOM
2. 2026-06-19
   days on market $174,900 Active 156 DOM
3. 2026-06-18
   days on market $174,900 Active 155 DOM
4. 2026-06-17
   days on market $174,900 Active 154 DOM
5. 2026-06-16
   days on market $174,900 Active 153 DOM
6. 2026-06-15
   days on market $174,900 Active 152 DOM
7. 2026-06-14
   days on market $174,900 Active 150 DOM
8. 2026-06-13
   days on market $174,900 Active 149 DOM
9. 2026-06-10
   days on market $174,900 Active 147 DOM
10. 2026-06-09
    days on market $174,900 Active 146 DOM
11. 2026-06-08
    days on market $174,900 Active 145 DOM
12. 2026-06-07
    days on market $174,900 Active 144 DOM
13. 2026-06-03
    days on market $174,900 Active 140 DOM
14. 2026-06-02
    days on market $174,900 Active 139 DOM
15. 2026-06-01
    days on market $174,900 Active 138 DOM
16. 2026-05-31
    days on market $174,900 Active 137 DOM
17. 2026-05-30
    days on market $174,900 Active 136 DOM
18. 2026-03-06
    price $174,900
19. 2026-02-06
    price $184,900
20. 2026-01-14
    listed $229,000 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: $1,788 · $149/mo
• Projected year-2 tax: $2,258 · $188/mo
• Expected delta: +$470/yr (+$39/mo · 26.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,585
• − Mortgage interest: −$9,797
• − Property taxes: −$1,788
• − Insurance: −$874
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$5,088
• Taxable loss: −$3,616
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $301/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

-23.6% since first listed

3 events — show timeline

• 2026-03-06 Price Changed $174,900 MLSNOW
• 2026-02-06 Price Changed $184,900 MLSNOW
• 2026-01-14 Listed $229,000 MLSNOW

Property tax history

-3.8%/yr

Latest (2025): $1,788 · -11.9% YoY. Source: county tax records.