4339 Timberbrook Dr · Austintown, OH 44406

$169,000

3 bd · 1.5 ba · 1,540 sqft · SingleFamily public records · 2 Days on market

Built 1969 0.35 ac lot Est $220k · 23% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.5/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SUPRA FRONT DOOR Preinspected by ASHI certified inspector. report availabe in supplements. Property being sold to settle estate. Home will need updating, new roof, and other updates, and being sold as is, no repairs.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached 2-car garage; Driveway
• Security:
• Utilities: Public water; Public sewer
• Home design: Two-story home; Property listed as fixer
• Construction: Vinyl siding; Asbestos shingle roof; Block foundation; Built (year per public records)
• Exterior features: Enclosed porch; Patio; Porch; Lot approximately 0.348 acres (82 x 185 irr); Faces northeast

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Eat-in kitchen
• Bedrooms: Total rooms: 7
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Central electric air conditioning
• Interior features: Insulated windows; Window treatments; Eat-in kitchen; Full unfinished basement with concrete floor
• Laundry & utility: Washer (included); Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 7.2% vs local median 4.8% in Austintown — 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 73/100 on livability (#322 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, employment D-.
• Austintown Local Schools (suburban): math 56% / reading 65% proficiency, ranked #290 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 123 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1969 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.07% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $220,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4319 Timberbrook Dr	0.08mi	3/1.5	1,592 (+3%)	9mo	$250,000	$157	83
3354 Sandalwood Ln	0.30mi	3/3.0	1,670 (+8%)	2mo	$271,000	$162	64
4427 Aspen Dr	0.49mi	3/1.5	1,608 (+4%)	9mo	$239,000	$149	62
60 Woodleigh Ct	0.54mi	3/2.0	1,624 (+6%)	9mo	$219,500	$135	56
3844 Chaucer Ln	0.66mi	3/1.5	1,481 (-4%)	11mo	$210,000	$142	54
3470 Bentwillow Ln	0.65mi	3/2.0	1,600 (+4%)	9mo	$184,900	$116	53
4576 Alderwood Dr	0.46mi	3/1.0	1,328 (-14%)	1mo	$189,900	$143	53
4231 Canfield Rd	0.70mi	2/1.5 (-1)	1,500 (-3%)	7mo	$114,000	$76	53
2521 Bainbridge Ave	0.74mi	3/1.5	1,400 (-9%)	6mo	$160,000	$114	45
3340 Myrwood Ln	0.51mi	3/2.0	1,354 (-12%)	13mo	$270,000	$199	43
3658 Johnson Farm Dr	0.69mi	3/1.5	1,716 (+11%)	8mo	$159,900	$93	42
4179 Nottingham Ave	0.73mi	3/1.5	1,340 (-13%)	13mo	$270,000	$201	33

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-18,917
• Equity at exit: $25,198

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-5,279
• Equity at exit: $14,612

Cash invested: $47,320 (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 44406

• Home prices YoY: -27.4%
• Active inventory: 123
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$886
• Tax from tax record: −$336 /mo · $4,037/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $131

Break-even live

Break-even rent $1,637

Max offer price $169,000

Occupancy floor 88%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4185 Adeer Dr Canfield, OH	4.0	2.5	2232	$2,900	$1.30	44d	1	0.52mi
3968 Staatz Dr Youngstown, OH	3.0	1.5	1112	$1,650	$1.48	44d	1	0.71mi
2529 Bainbridge Ave Youngstown, OH	3.0	2.0	1692	$1,500	$0.89	44d	1	0.73mi
2230 S Raccoon Rd Youngstown, OH	3.0	1.0–1.5	1141	$1,135	$0.99	13d	1	0.79mi
2433 Bainbridge Ave Youngstown, OH	3.0	1.0	1640	$1,500	$0.91	21d	1	0.85mi
2239 Woodland Trce Youngstown, OH	3.0	1.0	1084	$1,850	$1.71	44d	1	1.22mi

Listing history 3 events

1. 2026-06-19
   days on market $169,000 Active 2 DOM
2. 2026-06-17
   remarks 217-char remark
3. 2026-06-17
   listed $169,000 Active 1 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: $4,037 · $336/mo
• Projected year-2 tax: $4,037 · $336/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $21,637
• − Mortgage interest: −$9,467
• − Property taxes: −$4,037
• − Insurance: −$845
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$4,916
• Taxable loss: −$1,090
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,838/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: Austintown Local Schools
• NCES district ID: 3904829
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $45,129
• Composite: 50.99/100
• National rank: #1778
• State rank: #290 of 656 in OH

Livability — Austintown

• Score: 73/100
• State rank: #322
• US rank: #5290

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austintown, OH
• County: Mahoning · 224,175 people
• City population: 27,740
• Metro: Youngstown-Warren, OH
• Population (ZIP): 22,297
• Household income: $99,542
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 8.2

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Slovak 1% Scandinavian 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▼ -75.88%
• Current HPI: 200.9335
• 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

• 2026-06-17 Listed $169,000 MLSNOW

Property tax history

+9.2%/yr

Latest (2025): $4,037 · +34.5% YoY. Source: county tax records.