491 5th St · Struthers, OH 44471

$65,000

3 bd · 2.5 ba · 1,766 sqft · SingleFamily public records · 53 Days on market

Built 1917 7,230 sqft lot $37/sqft · 52% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This long term rental property in Struthers is ready for a new investor. This 4 bedroom 2 story has 2 bathrooms, living room, dining room and the current tenant has adjusted the layout of the first floor to accommodate a 5th bedroom. The current tenant is month to month but would like to stay.

Key facts

• 7,230 sq ft lot
• 2 garage spots
• Built 1917

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$134,799) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 6.4% in Struthers — 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 71/100 on livability (#418 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute C-, amenities F, employment F.
• Struthers City (suburban): math 45% / reading 52% proficiency, ranked #475 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $65k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.73% ✓
• Cap rate: 23.80%
• Cash-on-cash: 62.53%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (median comp): $134,799
• List price: $65,000
• Delta: -51.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 William St	0.27mi	3/1.0	1,716 (-3%)	10mo	$140,000	$82	68
2539 Mount Vernon Ave	0.37mi	4/2.0 (+1)	1,794 (+2%)	7mo	$85,000	$47	68
595 Elm St	0.48mi	3/2.5	1,752 (-1%)	11mo	$230,000	$131	67
726 5th St	0.44mi	4/1.5 (+1)	1,692 (-4%)	10mo	$185,000	$109	55
309 Sexton St	0.29mi	4/2.0 (+1)	1,576 (-11%)	10mo	$116,000	$74	53
486 W Wilson St	0.64mi	3/2.0	1,774 (+0%)	18mo	$206,000	$116	53
129 Sexton St	0.48mi	4/1.5 (+1)	1,932 (+9%)	5mo	$160,000	$83	49
284 Sexton St	0.32mi	3/1.5	1,566 (-11%)	20mo	$128,000	$82	45
3803 Loveland Rd	0.67mi	3/1.0	1,520 (-14%)	3mo	$56,000	$37	37
29 Stewart St	0.60mi	3/1.5	1,536 (-13%)	22mo	$88,000	$57	28
2020 Wakefield Ave	0.74mi	2/1.0 (-1)	1,608 (-9%)	18mo	$127,000	$79	24
491 W Wilson St	0.61mi	4/1.0 (+1)	1,530 (-13%)	19mo	$195,000	$127	22

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: 61.5%
• Equity multiple: 3.74×
• Total profit: $49,898
• Equity at exit: $9,692

10-year hold

• IRR: 66.1%
• Equity multiple: 7.67×
• Total profit: $121,347
• Equity at exit: $5,620

Cash invested: $18,200 (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 44471

• Home prices YoY: -1.5%
• Active inventory: 67
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $948

Break-even live

Break-even rent $575

Max offer price $65,000

Occupancy floor 42%

Sensitivity live

Price	-10% $985	-5% $967	+0% $948	+5% $930	+10% $912
Rent	-10% $808	-5% $878	+0% $948	+5% $1,018	+10% $1,089
Rate	-1.0pp $981	-0.5pp $965	base $948	+0.5pp $932	+1.0pp $914

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	14d	1	0.96mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	14d	1	0.99mi

Listing history 12 events

1. 2026-06-21
   days on market $65,000 Active 53 DOM
2. 2026-06-19
   days on market $65,000 Active 51 DOM
3. 2026-06-18
   days on market $65,000 Active 50 DOM
4. 2026-06-18
   status $65,000 Active 49 DOM
5. 2026-06-07
   statusdays on market $65,000 Pending 49 DOM
6. 2026-06-03
   days on market $65,000 Active 48 DOM
7. 2026-06-02
   days on market $65,000 Active 47 DOM
8. 2026-06-01
   days on market $65,000 Active 46 DOM
9. 2026-05-31
   days on market $65,000 Active 45 DOM
10. 2026-05-30
    days on market $65,000 Active 44 DOM
11. 2026-04-16
    listed $65,000 Active 294-char remark

    Show marketing remark (294 chars)

    This long term rental property in Struthers is ready for a new investor. This 4 bedroom 2 story has 2 bathrooms, living room, dining room and the current tenant has adjusted the layout of the first floor to accommodate a 5th bedroom. The current tenant is month to month but would like to stay.

12. 1993-01-29
    soldstatus $30,000

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,300
• − Mortgage interest: −$3,641
• − Property taxes: −$1,032
• − Insurance: −$325
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$1,891
• Taxable income: $11,004
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $8,739/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: Struthers City
• NCES district ID: 3904485
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $37,753
• Composite: 40.35/100
• National rank: #3742
• State rank: #475 of 656 in OH

Livability — Struthers

• Score: 71/100
• State rank: #418
• US rank: #6867

Category grades

Amenities F Commute C- Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Struthers, OH
• County: Mahoning · 224,175 people
• City population: 10,296
• Metro: Youngstown-Warren, OH
• Population (ZIP): 10,296
• Household income: $52,811
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 12.2

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 8% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% 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: ▼ -4.12%
• Current HPI: 274.6394
• 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

+116.7% since first listed

2 events — show timeline

• 2026-04-16 Listed $65,000 MLSNOW
• 1993-01-29 Sold (Public Records) $30,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,032 · -0.0% YoY. Source: county tax records.