832 Michigan Ave · Youngstown, OH 44504

$334,500

8 bd · 4.0 ba · 3,600 sqft · MultiFamily public records · 78 Days on market

Built 2006 7,492 sqft lot

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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 +20.9/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Excellent investment opportunity featuring two well-maintained 4-plex buildings, totaling 8 apartment units. This property is for sale as a package deal with 836 Michigan Ave, they must be purchased together. Each unit offers 2 bedrooms, 1 bathroom, and approximately 900 square feet of living space, with construction dating back to 2006.The property includes 13 parking spaces conveniently located at the rear. Currently, 6 of the units are rented. One unit has been converted into a shared laundry facility for tenants but can easily be reverted back into an additional apartment to maximize rental income. This property is ideally situated within walking distance to Youngstown State University,

Key facts

• Security system
• View of the stadium
• Storage shed

Tags

• SHARED LAUNDRY FACILITY
• VIEW OF THE STADIUM
• SHORT WALK TO WICK PARK
• SECURITY SYSTEM
• STORAGE SHED

Property features AI

Finance

• Other: Property contains 1 building with four leased two-bedroom units (each ~900 area). Several units show current rent of $1,150 and leases expiring July 31, 2026
• Financial info: Owner pays all utilities

Exterior

• Parking: Driveway and shared parking lot
• Utilities: Public water; Public sewer; Owner pays all utilities for units
• Home design: Two-story building; Above-grade finished area approximately 3,600 (source: public records)
• Construction: Vinyl siding; Asphalt roof; Built according to public records
• Exterior features: Driveway; Parking lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Four units of two-bedroom apartments (each unit listed as 2 bedrooms)
• Bathrooms: Each unit has 1 bathroom (total full bathrooms listed as 4)
• Heating & cooling: Electric baseboard heating
• Interior features: Eat-in kitchen
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $334k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive. Per door: $116/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $334k).
• Recommended offer: $314k (6.0% below list) — sets the bar for market timing.

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: 28 active listings in the ZIP; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $3,436/mo this rent would consume 103% of the median local household income ($40k/yr) (locally 16% 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 $25k of equity ($2k loan paydown + $22k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $94k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $10k; list at $334k implies a 3245% gain — meaningful room to come down on a strong offer.

Recommended offer $314,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.50×
• Total profit: $140,671
• Equity at exit: $225,732

10-year hold

• IRR: 20.5%
• Equity multiple: 5.14×
• Total profit: $387,475
• Equity at exit: $423,404

Cash invested: $93,660 (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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 32.4×

Monthly cashflow live

• Estimated rent: $3,436 medium
• Mortgage (P&I): −$1,754
• Tax from tax record: −$357 /mo · $4,283/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $464

Break-even live

Break-even rent $2,849

Max offer price $334,500

Occupancy floor 82%

Sensitivity live

Price	-10% $653	-5% $559	+0% $464	+5% $369	+10% $275
Rent	-10% $193	-5% $328	+0% $464	+5% $600	+10% $735
Rate	-1.0pp $632	-0.5pp $549	base $464	+0.5pp $377	+1.0pp $289

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,436
Total (4 units)			$3,436

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: $83,625
• Closing costs: $10,035
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $334,500 Active 78 DOM
2. 2026-06-19
   days on market $334,500 Active 76 DOM
3. 2026-06-18
   pricestatus $334,500 Active 75 DOM
4. 2026-06-18
   days on market $337,450 Contingent 75 DOM
5. 2026-06-17
   days on market $337,450 Contingent 74 DOM
6. 2026-06-16
   days on market $337,450 Contingent 73 DOM
7. 2026-06-15
   days on market $337,450 Contingent 72 DOM
8. 2026-06-14
   days on market $337,450 Contingent 70 DOM
9. 2026-06-13
   statusdays on market $337,450 Contingent 69 DOM
10. 2026-06-10
    days on market $337,450 Active 67 DOM
11. 2026-06-09
    days on market $337,450 Active 66 DOM
12. 2026-06-08
    days on market $337,450 Active 65 DOM
13. 2026-06-07
    days on market $337,450 Active 64 DOM
14. 2026-06-03
    days on market $337,450 Active 60 DOM
15. 2026-06-02
    days on market $337,450 Active 59 DOM
16. 2026-06-01
    days on market $337,450 Active 58 DOM
17. 2026-05-31
    days on market $337,450 Active 57 DOM
18. 2026-05-30
    days on market $337,450 Active 56 DOM
19. 2026-05-14
    price $337,450
20. 2026-04-03
    listed $350,000 Active
21. 2025-11-14
    price $11,000
22. 2023-03-30
    price $11,000
23. 2020-08-25
    price $11,000
24. 2020-06-16
    price $11,000
25. 2015-05-15
    price $167,900
26. 2014-02-12
    price $11,000
27. 2014-02-12
    price $11,000
28. 2003-02-28
    historical
29. 2002-08-20
    soldstatus $10,000
30. 2002-07-29
    listed $17,500
31. 2001-12-31
    historical
32. 2001-02-08
    listed $19,500
33. 2000-06-28
    price $167,900
34. 2000-06-28
    historical
35. 2000-06-28
    price $167,900
36. 2000-06-28
    price $167,900
37. 2000-06-28
    price $167,900
38. 2000-06-28
    price $167,900
39. 1998-07-01
    listed $11,000
40. 1998-04-28
    historical
41. 1996-03-29
    listed $19,900

ⓘ 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: $4,283 · $357/mo
• Projected year-2 tax: $4,750 · $396/mo
• Expected delta: +$468/yr (+$39/mo · 10.9%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,232
• − Mortgage interest: −$18,737
• − Property taxes: −$4,283
• − Insurance: −$1,672
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − Depreciation: −$9,731
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $5,518/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): 5,185
• Household income: $40,156
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 15.7

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 0.65)
• Race & ethnicity: White 45% Black 38% Two or more races 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Serbian 1% Romanian 1%
• Foreign-born: 7% · Canada, Dominican Republic, South Korea
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 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: ▲ 6.72%
• Current HPI: 174.9495
• 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

+1595.7% since first listed

23 events — show timeline

• 2026-05-14 Price Changed $337,450 MLSNOW
• 2026-04-03 Listed $350,000 MLSNOW
• 2025-11-14 Price Changed $11,000 MLSNOW
• 2023-03-30 Price Changed $11,000 MLSNOW
• 2020-08-25 Price Changed $11,000 MLSNOW
• 2020-06-16 Price Changed $11,000 MLSNOW
• 2015-05-15 Price Changed $167,900 MLSNOW
• 2014-02-12 Price Changed $11,000 MLSNOW
• 2014-02-12 Price Changed $11,000 MLSNOW
• 2003-02-28 Listing Removed — MLSNOW
• 2002-08-20 Sold (Public Records) $10,000 Public Records
• 2002-07-29 Listed $17,500 MLSNOW
• 2001-12-31 Listing Removed — MLSNOW
• 2001-02-08 Listed $19,500 MLSNOW
• 2000-06-28 Price Changed $167,900 MLSNOW
• 2000-06-28 Price Changed $167,900 MLSNOW
• 2000-06-28 Price Changed $167,900 MLSNOW
• 2000-06-28 Price Changed $167,900 MLSNOW
• 2000-06-28 Listing Removed — MLSNOW
• 2000-06-28 Price Changed $167,900 MLSNOW
• 1998-07-01 Listed $11,000 MLSNOW
• 1998-04-28 Listing Removed — MLSNOW
• 1996-03-29 Listed $19,900 MLSNOW

Property tax history

+10.6%/yr

Latest (2025): $4,283 · -9.1% YoY. Source: county tax records.