103 S Belle Vista Ave · Youngstown, OH 44509

$87,500

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 112 Days on market

Built 1949 5,749 sqft lot Est $84k · at est.

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Why this score? — see what drove the C 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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• ARV discount +5.7/15.0
• 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

Peace , quiet. .. and very quiet neighbors! Welcome to this 3 bedroom, 1.5 bath all-brick cape cod that's got great bones, solid updates and just enough "character"to let your HGTV dreams run wild. Inside, the home is ready for a little cosmetic TLC - nothing a paint brush, some fresh flooring, and a weekend of motivation can't handle. Thank of it as your chance to build sweat equity without the scary stuff already done for you. The big-ticket items? Already handled! * Newer roof * Updated windows * Solid furnace and air conditioner * Updated electric box * Glass block windows Outside you'll fine a 2 car detached garage, plus a beautiful wood handicap-access r

Key facts

• Updated electric box
• Newer roof
• Updated windows

Tags

• NEWER ROOF
• UPDATED WINDOWS
• SOLID FURNACE
• AIR CONDITIONER
• UPDATED ELECTRIC BOX
• GLASS BLOCK WINDOWS

Property features AI

Exterior

• Parking: Detached 2-car garage with electricity and garage door opener
• Utilities: Public water; Public sewer
• Home design: 2-story home; Brick construction; Asphalt/fiberglass roof
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen with linoleum flooring (approx. 12 x 10.5)
• Bedrooms: One main-level bedroom; Second-floor bedrooms with carpeted floors (11 x 9 and 12 x 10); First-floor bedroom with wood floors (12 x 7)
• Flooring: Carpet in some bedrooms; Wood flooring in living room, dining room, and one bedroom; Linoleum in kitchen
• Bathrooms: One full bathroom; One half bathroom (main level bathroom count listed as 1)
• Heating & cooling: Forced air heating (gas); Central electric air conditioning
• Interior features: Full, partially finished basement; Total of 5 rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.9% 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: 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($36k/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 $605 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 + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $88k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.12% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $84,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 S Belle Vis	0.16mi	2/1.0 (-1)	1,120 (+3%)	1mo	$53,900	$48	83
110 S Maryland Ave	0.04mi	3/1.0	1,190 (+9%)	2mo	$30,000	$25	81
38 S Hartford Ave	0.38mi	3/1.5	1,100 (+1%)	4mo	$50,000	$45	76
208 N Maryland Ave N	0.40mi	3/1.0	1,200 (+10%)	3mo	$28,000	$23	63
512 S Hazelwood Ave	0.59mi	3/1.0	1,128 (+3%)	5mo	$129,527	$115	62
70 S Glenellen Ave	0.67mi	3/1.0	1,144 (+5%)	2mo	$92,500	$81	60
60 Steel St	0.37mi	3/1.0	1,216 (+11%)	6mo	$75,000	$62	59
2617 Scheetz St	0.56mi	3/2.0	1,008 (-8%)	3mo	$63,000	$63	54
26 Bouquet Ave	0.73mi	3/1.5	1,200 (+10%)	1mo	$92,000	$77	46
728 Wilkinson Ave	0.65mi	3/2.0	1,206 (+10%)	4mo	$170,000	$141	45
433 N Hartford Ave	0.65mi	2/1.0 (-1)	952 (-13%)	3mo	$125,000	$131	41
255 Bouquet Ave	0.71mi	3/1.0	1,245 (+14%)	4mo	$124,900	$100	40

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $566
• Equity at exit: $13,047

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $19,412
• Equity at exit: $7,565

Cash invested: $24,500 (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: 66
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$459
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $232

Break-even live

Break-even rent $686

Max offer price $87,500

Occupancy floor 71%

Sensitivity live

Price	-10% $281	-5% $257	+0% $232	+5% $207	+10% $182
Rent	-10% $155	-5% $193	+0% $232	+5% $271	+10% $309
Rate	-1.0pp $276	-0.5pp $254	base $232	+0.5pp $209	+1.0pp $186

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	22d	1	0.56mi
2634 Austin Ave Youngstown, OH	2.0	1.0	784	$775	$0.99	45d	1	0.57mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	22d	1	0.66mi
3143 Mahoning Ave Youngstown, OH	2.0	1.0	700	$1,000	$1.43	22d	1	0.96mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	1.10mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	1.11mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	22d	1	1.16mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	15d	1	1.37mi

Listing history 23 events

1. 2026-06-17
   status $87,500 Pending 112 DOM
2. 2026-06-17
   days on market $87,500 Contingent 112 DOM
3. 2026-06-16
   days on market $87,500 Contingent 111 DOM
4. 2026-06-15
   days on market $87,500 Contingent 110 DOM
5. 2026-06-14
   days on market $87,500 Contingent 108 DOM
6. 2026-06-13
   days on market $87,500 Contingent 107 DOM
7. 2026-06-10
   days on market $87,500 Contingent 105 DOM
8. 2026-06-09
   days on market $87,500 Contingent 104 DOM
9. 2026-06-08
   days on market $87,500 Contingent 103 DOM
10. 2026-06-07
    days on market $87,500 Contingent 102 DOM
11. 2026-06-03
    days on market $87,500 Contingent 98 DOM
12. 2026-06-02
    days on market $87,500 Contingent 97 DOM
13. 2026-06-01
    days on market $87,500 Contingent 96 DOM
14. 2026-05-31
    days on market $87,500 Contingent 95 DOM
15. 2026-05-30
    days on market $87,500 Contingent 94 DOM
16. 2026-05-11
    status Active
17. 2026-05-11
    price $87,500
18. 2026-04-27
    historical Contingent
19. 2026-04-13
    price $88,500
20. 2026-03-20
    price $99,500
21. 2026-02-25
    listed $110,000 Active
22. 1990-11-16
    soldstatus $36,500
23. 1986-08-01
    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: $558 · $47/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$403/yr (+$34/mo · 72.3%)

ⓘ 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 ≥98°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: $11,752
• − Mortgage interest: −$4,901
• − Property taxes: −$558
• − Insurance: −$438
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,545
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,439/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): 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

+191.7% since first listed

8 events — show timeline

• 2026-05-11 Relisted — MLSNOW
• 2026-05-11 Price Changed $87,500 MLSNOW
• 2026-04-27 Contingent — MLSNOW
• 2026-04-13 Price Changed $88,500 MLSNOW
• 2026-03-20 Price Changed $99,500 MLSNOW
• 2026-02-25 Listed $110,000 MLSNOW
• 1990-11-16 Sold (Public Records) $36,500 Public Records
• 1986-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $558 · -14.1% YoY. Source: county tax records.