1629 Manhattan Ave · Youngstown, OH 44509

$119,000

3 bd · 1.0 ba · 1,712 sqft · SingleFamily public records · 46 Days on market

Built 1925 5,009 sqft lot Est $104k · 14% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This large Youngstown home has plenty of space for all of your needs and has been recently renovated! LVP flooring throughout the majority of the house with vilnl tiling in the spacious eat in kitchen and bathroom. Three bedrooms upstairs with a bonus room on the first floor that would make a great fourth bedroom. Plenty of family space with both a living room and family room on the main level. This home has a large useable basement with a second set of stairs that leads directly outside. Complete with both a solar heating system and a gas forced air system for maximum efficiency. Walk up attic for all your storage needs. Fenced in backyard.

Key facts

• Bonus room
• Vinyl tiling
• Lvp flooring

Tags

• LVP FLOORING
• VINYL TILING
• BONUS ROOM
• LARGE USABLE BASEMENT
• SOLAR HEATING SYSTEM
• GAS FORCED AIR SYSTEM

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: 2-story house
• Construction: Metal roof; Vinyl siding; Built as indicated by assessor
• Exterior features: Driveway

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One bedroom on the main level; Multiple bedrooms on the second level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas heating; Solar heating
• Interior features: Full basement; Updated/remodeled condition; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 64 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 44% 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1925 — 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. 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?
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: 1.13% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $104,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 N Maryland Ave	0.21mi	3/1.0	1,533 (-10%)	2mo	$105,000	$68	71
134 Millet Ave	0.42mi	3/2.5	1,700 (-1%)	6mo	$70,000	$41	68
164 N Maryland Ave	0.26mi	3/1.0	1,472 (-14%)	8mo	$60,750	$41	58
112 Glacier Ave	0.63mi	3/2.0	1,684 (-2%)	8mo	$140,000	$83	57
115 N Richview Ave	0.47mi	3/2.0	1,499 (-12%)	1mo	$96,000	$64	52
1509 Mahoning Ave	0.55mi	4/2.0 (+1)	1,586 (-7%)	2mo	$23,000	$15	51
441 Manchester Ave	0.65mi	4/2.0 (+1)	1,740 (+2%)	9mo	$143,500	$82	50
36 N Whitney Ave	0.61mi	3/1.5	1,600 (-6%)	12mo	$95,000	$59	48
39 Milton Ave	0.54mi	2/2.0 (-1)	1,542 (-10%)	19mo	$83,500	$54	33
120 Whitney Ave S	0.68mi	3/1.0	1,488 (-13%)	16mo	$50,000	$34	33
1605 Mayfield Ave	0.56mi	3/2.5	1,962 (+15%)	18mo	$120,000	$61	29
2342 Cherry Hill Ave	0.72mi	2/2.0 (-1)	1,512 (-12%)	18mo	$115,000	$76	23

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,339
• Equity at exit: $17,743

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $31,890
• Equity at exit: $10,289

Cash invested: $33,320 (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: 64
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$624
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $356

Break-even live

Break-even rent $891

Max offer price $119,000

Occupancy floor 68%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Portland Ave Youngstown, OH	4.0	2.0	1920	$1,750	$0.91	21d	1	0.30mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	21d	1	0.49mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	21d	1	0.79mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.22mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.23mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	1.45mi

Listing history 17 events

1. 2026-06-19
   days on market $119,000 Active 46 DOM
2. 2026-06-18
   days on market $119,000 Active 45 DOM
3. 2026-06-17
   days on market $119,000 Active 44 DOM
4. 2026-06-16
   days on market $119,000 Active 43 DOM
5. 2026-06-15
   days on market $119,000 Active 42 DOM
6. 2026-06-14
   days on market $119,000 Active 40 DOM
7. 2026-06-13
   days on market $119,000 Active 39 DOM
8. 2026-06-10
   days on market $119,000 Active 37 DOM
9. 2026-06-09
   days on market $119,000 Active 36 DOM
10. 2026-06-08
    days on market $119,000 Active 35 DOM
11. 2026-06-07
    days on market $119,000 Active 34 DOM
12. 2026-06-03
    days on market $119,000 Active 30 DOM
13. 2026-06-02
    days on market $119,000 Active 29 DOM
14. 2026-06-01
    days on market $119,000 Active 28 DOM
15. 2026-05-31
    days on market $119,000 Active 27 DOM
16. 2026-05-30
    days on market $119,000 Active 26 DOM
17. 2026-05-02
    listed $119,000 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: $358 · $30/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$749/yr (+$62/mo · 209.0%)

ⓘ 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 ≥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: $16,094
• − Mortgage interest: −$6,666
• − Property taxes: −$358
• − Insurance: −$595
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,462
• Taxable income: $2,438
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,687/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

1 event — show timeline

• 2026-05-02 Listed $119,000 MLSNOW

Property tax history

-2.6%/yr

Latest (2025): $358 · -11.8% YoY. Source: county tax records.