1313 Humbolt Ave · Youngstown, OH 44502

$105,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 193 Days on market

Built 1953 7,492 sqft lot Est $78k · 35% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this beautifully updated 3-bedroom Cape Cod! Featuring an updated kitchen and bathroom, this home also boasts new flooring and fresh paint throughout, making it truly move-in ready. Major updates include a new roof (2023) and a newer furnace (2023) for peace of mind. Enjoy the additional enclosed deck, perfect to finish and transform into your own flex space — whether it’s a sunroom, office, or play area. Don’t miss the chance to own this well-maintained home with modern updates and timeless charm! Schedule a showing today before its gone!

Key facts

• Fresh paint
• Newer furnace
• New flooring

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW FLOORING
• FRESH PAINT
• NEW ROOF
• NEWER FURNACE

Property features AI

Finance

• Financial info: Annual tax noted (refer to listing for current amount)

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Aluminum siding

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $1,301/mo this rent would consume 50% 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 $3k of equity ($726 loan paydown + $2k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.24% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $77,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Aberdeen Ave	0.23mi	3/2.0	1,316 (-2%)	1mo	$177,000	$134	81
1208 Aberdeen Ave	0.23mi	3/2.0	1,316 (-2%)	2mo	$175,000	$133	80
1447 Humbolt Ave	0.20mi	3/2.0	1,413 (+5%)	8mo	$62,000	$44	72
805 E Boston Ave	0.50mi	3/1.0	1,335 (-1%)	6mo	$68,000	$51	71
3551 Shirley Rd	0.52mi	3/2.0	1,341 (-0%)	2mo	$142,000	$106	69
1122 Inverness Ave	0.42mi	3/2.0	1,309 (-3%)	4mo	$126,900	$97	69
708 Miller St	0.62mi	3/1.0	1,304 (-3%)	1mo	$55,000	$42	65
939 E Florida Ave	0.24mi	3/1.0	1,505 (+12%)	6mo	$87,000	$58	64
827 E Avondale Ave	0.49mi	3/1.0	1,224 (-9%)	4mo	$64,000	$52	58
968 Cameron Ave	0.54mi	3/1.0	1,464 (+9%)	8mo	$94,200	$64	53
884 E Dewey Ave	0.49mi	3/2.0	1,488 (+11%)	5mo	$39,000	$26	51
544 Miller St	0.71mi	3/1.5	1,170 (-13%)	3mo	$47,000	$40	40

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: 20.1%
• Equity multiple: 2.07×
• Total profit: $31,413
• Equity at exit: $40,152

10-year hold

• IRR: 22.3%
• Equity multiple: 3.89×
• Total profit: $84,820
• Equity at exit: $56,864

Cash invested: $29,400 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$551
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $399

Break-even live

Break-even rent $796

Max offer price $105,000

Occupancy floor 64%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	13d	1	0.54mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	43d	1	0.76mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	20d	1	0.77mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	43d	1	0.85mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	20d	1	0.87mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	20d	1	1.17mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	1.41mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	13d	1	1.43mi

Listing history 32 events

1. 2026-06-19
   days on market $105,000 Active 193 DOM
2. 2026-06-18
   days on market $105,000 Active 192 DOM
3. 2026-06-17
   days on market $105,000 Active 191 DOM
4. 2026-06-16
   days on market $105,000 Active 190 DOM
5. 2026-06-15
   days on market $105,000 Active 189 DOM
6. 2026-06-14
   days on market $105,000 Active 187 DOM
7. 2026-06-13
   pricedays on market $105,000 Active 186 DOM
8. 2026-06-10
   days on market $115,000 Active 184 DOM
9. 2026-06-09
   days on market $115,000 Active 183 DOM
10. 2026-06-08
    days on market $115,000 Active 182 DOM
11. 2026-06-07
    days on market $115,000 Active 181 DOM
12. 2026-06-03
    days on market $115,000 Active 177 DOM
13. 2026-06-02
    days on market $115,000 Active 176 DOM
14. 2026-06-01
    days on market $115,000 Active 175 DOM
15. 2026-05-31
    days on market $115,000 Active 174 DOM
16. 2026-05-30
    days on market $115,000 Active 173 DOM
17. 2026-05-20
    status Active
18. 2026-02-28
    status Active
19. 2025-09-23
    price $115,000
20. 2025-08-29
    listed $120,000 Active
21. 2016-06-01
    historical
22. 2016-01-06
    listed $8,900 Active
23. 2014-09-25
    historical
24. 2014-03-25
    listed $9,900
25. 2009-08-12
    historical
26. 2009-05-12
    listed $29,000
27. 2004-12-28
    soldstatus $161,900
28. 2003-01-31
    soldstatus $16,000
29. 2002-06-30
    historical
30. 2002-06-03
    listed $18,900
31. 2001-07-20
    listed $30,750
32. 1993-03-22
    soldstatus $35,000

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$614/yr (+$51/mo · 149.9%)

ⓘ 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: $15,615
• − Mortgage interest: −$5,882
• − Property taxes: −$410
• − Insurance: −$525
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$3,055
• Taxable income: $3,246
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $4,015/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

+228.6% since first listed

16 events — show timeline

• 2026-05-20 Relisted — MLSNOW
• 2026-02-28 Relisted — MLSNOW
• 2025-09-23 Price Changed $115,000 MLSNOW
• 2025-08-29 Listed $120,000 MLSNOW
• 2016-06-01 Listing Removed — MLSNOW
• 2016-01-06 Listed $8,900 MLSNOW
• 2014-09-25 Listing Removed — MLSNOW
• 2014-03-25 Listed $9,900 MLSNOW
• 2009-08-12 Listing Removed — MLSNOW
• 2009-05-12 Listed $29,000 MLSNOW
• 2004-12-28 Sold (Public Records) $161,900 Public Records
• 2003-01-31 Sold (MLS) $16,000 MLSNOW
• 2002-06-30 Listing Removed — MLSNOW
• 2002-06-03 Listed $18,900 MLSNOW
• 2001-07-20 Listed $30,750 MLSNOW
• 1993-03-22 Sold (Public Records) $35,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $410 · -11.8% YoY. Source: county tax records.