3532 Neilson Ave · Youngstown, OH 44502

$60,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 15 Days on market

Built 1914 6,011 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Lovely 2 bedroom home situated next to an addition lot. Freshly painted walls in living room, pantry area, and dining room. Plenty of cabinetry with original wood work throughout the home. Appliances were purchased 2023. Features a clawfoot bathtub. Basement has a full bathroom. Electrical service entry and panel box replaced 2023. Plenty of yard space to create that outdoor haven of your own!!!

Key facts

• Original wood trim
• Large garden
• 6,011 sq ft lot

Tags

• ORIGINAL WOOD TRIM
• ORIGINAL HARDWOOD FLOORS
• ADDITIONAL VACANT LOT
• LARGE GARDEN
• OUTDOOR ENTERTAINING SPACE
• POTENTIAL FUTURE DEVELOPMENT

Property features AI

Exterior

• Home design: House
• Exterior features: Lot size approximately 6,011 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 45 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,205/mo this rent would consume 46% of the median local household income ($31k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($415 loan paydown + $1k appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.01% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.50%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $120,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 Weston Ave	0.50mi	3/1.0 (+1)	1,227 (+6%)	1mo	$89,000	$73	61
1633 Everett Ave	0.51mi	3/1.0 (+1)	1,202 (+4%)	5mo	$125,000	$104	61
1562 Medford Ave	0.67mi	3/1.0 (+1)	1,170 (+1%)	3mo	$129,156	$110	60
417 9th St	0.59mi	3/1.0 (+1)	1,260 (+9%)	1mo	$93,000	$74	52
2510 E Midlothian Blvd	0.55mi	2/2.0	1,016 (-12%)	3mo	$107,500	$106	48
2743 Mount Vernon Ave	0.74mi	3/1.0 (+1)	1,248 (+8%)	4mo	$65,000	$52	44
2002 Bancroft Ave	0.72mi	3/2.0 (+1)	1,080 (-7%)	4mo	$131,500	$122	42
1321 Detroit Ave	0.61mi	3/2.0 (+1)	1,001 (-14%)	2mo	$60,000	$60	38
2692 Taft Ave	0.64mi	3/1.0 (+1)	990 (-15%)	3mo	$30,000	$30	38
1210 Aberdeen Ave	0.71mi	3/2.0 (+1)	1,316 (+13%)	1mo	$177,000	$134	34
1208 Aberdeen Ave	0.72mi	3/2.0 (+1)	1,316 (+13%)	2mo	$175,000	$133	33
1122 Inverness Ave	0.73mi	3/2.0 (+1)	1,309 (+13%)	4mo	$126,900	$97	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.41×
• Total profit: $40,434
• Equity at exit: $22,944

10-year hold

• IRR: 46.2%
• Equity multiple: 6.78×
• Total profit: $97,038
• Equity at exit: $32,494

Cash invested: $16,800 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$315
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $581

Break-even live

Break-even rent $470

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	43d	1	0.29mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	43d	1	0.29mi
2002 Brownlee Ave Youngstown, OH	1.0	1.0	820	$875	$1.07	43d	1	0.61mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	13d	1	0.65mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	0.78mi
834 E Midlothian Blvd Youngstown, OH	1.0	1.0	708	$750	$1.06	13d	1	1.16mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	20d	1	1.41mi

Listing history 12 events

1. 2026-06-19
   days on market $60,000 Active 15 DOM
2. 2026-06-18
   days on market $60,000 Active 14 DOM
3. 2026-06-17
   days on market $60,000 Active 13 DOM
4. 2026-06-16
   days on market $60,000 Active 12 DOM
5. 2026-06-15
   days on market $60,000 Active 11 DOM
6. 2026-06-14
   days on market $60,000 Active 9 DOM
7. 2026-06-13
   days on market $60,000 Active 8 DOM
8. 2026-06-10
   days on market $60,000 Active 6 DOM
9. 2026-06-09
   days on market $60,000 Active 5 DOM
10. 2026-06-08
    days on market $60,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $60,000 Active 3 DOM

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $658 · $55/mo
• Expected delta: +$278/yr (+$23/mo · 73.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $14,465
• − Mortgage interest: −$3,361
• − Property taxes: −$379
• − Insurance: −$300
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,745
• Taxable income: $6,365
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,445/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): 9,594
• Household income: $31,170
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 566.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Black 35% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 2% Serbian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 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: ▲ 1.78%
• Current HPI: 246.2163
• Rent YoY: —
• 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

+700.0% since first listed

15 events — show timeline

• 2026-06-04 Listed $60,000 ForSaleByOwner.com
• 2023-07-13 Pending — MLSNOW
• 2023-07-13 Sold (Public Records) $50,000 Public Records
• 2023-07-13 Sold (MLS) $50,000 MLSNOW
• 2023-06-13 Contingent — MLSNOW
• 2023-06-09 Listed $60,000 MLSNOW
• 2023-04-17 Sold (MLS) $45,000 MLSNOW
• 2023-04-05 Pending — MLSNOW
• 2023-04-03 Contingent — MLSNOW
• 2023-03-27 Listed $45,000 MLSNOW
• 2007-02-10 Listing Removed — MLSNOW
• 2006-08-11 Listed $26,500 MLSNOW
• 1991-08-29 Sold (Public Records) $14,500 Public Records
• 1991-06-28 Sold (Public Records) $10,000 Public Records
• 1991-06-27 Sold (Public Records) $7,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $379 · -11.8% YoY. Source: county tax records.