33 E Earle Ave · Youngstown, OH 44507

$75,000

4 bd · 2.0 ba · 1,328 sqft · MultiFamily public records · 31 Days on market

Built 1916 5,880 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 +4.6/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Large, well-kept home with tons of space and possibilities. Previously used as a duplex for 25+ years, this property offers 4 bedrooms, 2 full baths, two kitchens, a spacious living room, formal dining room, and a second-floor sun-room. Could easily continue as an investment property or be converted back into a single-family home. Original woodwork, beautiful built-ins, and replacement windows add character and charm throughout. Outside features a 2 car garage and additional parking space. The home also features a roof installed in 2000 and a lead abatement certificate, providing peace of mind that lead remediation has been professionally completed. Conveniently located just minutes from do

Key facts

• 5,880 sq ft lot
• 2 garage spots
• Built 1916

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Aluminum siding; Asphalt/fiberglass roof
• Construction: Aluminum siding construction; Asphalt and fiberglass roof
• Exterior features: Lot recorded by assessor

Interior

• Kitchen: Kitchen on First level; Eat-in kitchen on Second level; Range; Refrigerator
• Bedrooms: Bedroom on Third level; Bedroom on Second level; Bedroom on Second level
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.9% 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: 28 active listings in the ZIP; 5 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 $2,597/mo this rent would consume 121% of the median local household income ($26k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $519 of loan paydown is wiped out by about $620 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 (-0.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1916 — 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 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: 3.46% ✓
• Cap rate: 31.94%
• Cash-on-cash: 91.58%
• DSCR: 5.07
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.5%
• Equity multiple: 5.62×
• Total profit: $97,009
• Equity at exit: $18,727

10-year hold

• IRR: 95.2%
• Equity multiple: 11.60×
• Total profit: $222,615
• Equity at exit: $20,200

Cash invested: $21,000 (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 44507

• Home prices YoY: -0.3%
• Active inventory: 28
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $1,603

Break-even live

Break-even rent $568

Max offer price $75,000

Occupancy floor 33%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,598
Total (3 units)			$2,597

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	21d	1	0.59mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	1.01mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	1.10mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.33mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.33mi

Listing history 19 events

1. 2026-06-19
   days on market $75,000 Active 31 DOM
2. 2026-06-18
   days on market $75,000 Active 30 DOM
3. 2026-06-17
   days on market $75,000 Active 29 DOM
4. 2026-06-16
   days on market $75,000 Active 28 DOM
5. 2026-06-15
   days on market $75,000 Active 27 DOM
6. 2026-06-14
   days on market $75,000 Active 25 DOM
7. 2026-06-13
   days on market $75,000 Active 24 DOM
8. 2026-06-10
   days on market $75,000 Active 22 DOM
9. 2026-06-09
   days on market $75,000 Active 21 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    price $75,000 Active 20 DOM
12. 2026-06-08
    days on market $95,000 Active 20 DOM
13. 2026-06-07
    days on market $95,000 Active 19 DOM
14. 2026-06-03
    days on market $95,000 Active 15 DOM
15. 2026-06-02
    days on market $95,000 Active 14 DOM
16. 2026-06-01
    days on market $95,000 Active 13 DOM
17. 2026-05-31
    days on market $95,000 Active 12 DOM
18. 2026-05-30
    days on market $95,000 Active 11 DOM
19. 2026-05-19
    listed $95,000 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: $293 · $24/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$439/yr (+$37/mo · 149.7%)

ⓘ 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 ≥96°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: $31,164
• − Mortgage interest: −$4,201
• − Property taxes: −$293
• − Insurance: −$375
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$2,182
• Taxable income: $19,127
• Est. tax owed @ 24.0%: −$4,590
• After-tax cash flow: $14,642/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): 4,402
• Household income: $25,767
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 17.1

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: Black 60% White 20% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Subsaharan African 2% Hispanic 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -0.83%
• Current HPI: 282.496
• 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

• 2026-05-19 Listed $95,000 MLSNOW

Property tax history

+0.2%/yr

Latest (2025): $293 · -11.8% YoY. Source: county tax records.