1872 Cordova Ave · Youngstown, OH 44504

$125,000

4 bd · 2.0 ba · 2,464 sqft · MultiFamily public records · 1 Days on market

Built 1926 7,492 sqft lot Est $111k · 13% over

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +8.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +0.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Tenant pays all utilities including water, sewer, trash. Units are separately metered. Agent/owner. Operating costs are low because owner performs work himself

Key facts

• Separate utilities
• Brick duplex
• Full basement

Tags

• BRICK DUPLEX
• SPACIOUS UNITS
• GORGEOUS ORIGINAL HARDWOODS
• SEPARATE UTILITIES
• FULL BASEMENT
• WELL-MAINTAINED EXTERIOR

Property features AI

Finance

• Financial info: Owner pays insurance; Tenant pays all utilities

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Brick construction; Asphalt/fiberglass roof
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Smoke detectors

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement; 12 total rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive. Per door: $313/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.3% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,823/mo this rent would consume 54% 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 $9k of equity ($864 loan paydown + $8k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 33y 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 $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.46% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
597 Tod Ln	0.66mi	4/2.5	2,663 (+8%)	8mo	$120,000	$45	47
1336 Elm St	0.73mi	5/2.0 (+1)	2,254 (-8%)	13mo	$98,000	$43	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.7%
• Equity multiple: 3.33×
• Total profit: $81,386
• Equity at exit: $84,354

10-year hold

• IRR: 31.7%
• Equity multiple: 6.91×
• Total profit: $206,977
• Equity at exit: $158,223

Cash invested: $35,000 (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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$656
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $626

Break-even live

Break-even rent $1,031

Max offer price $125,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,822
Total (2 units)			$1,823

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$760	$0.50	13d	10	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 697-char remark
2. 2026-06-18
   listed $125,000 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: $1,279 · $107/mo
• Projected year-2 tax: $1,614 · $135/mo
• Expected delta: +$336/yr (+$28/mo · 26.3%)

ⓘ 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 · 16 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: $21,876
• − Mortgage interest: −$7,002
• − Property taxes: −$1,279
• − Insurance: −$625
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,636
• Taxable income: $5,834
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $6,112/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

+278.8% since first listed

15 events — show timeline

• 2026-06-17 Listed $125,000 MLSNOW
• 2020-10-16 Sold (MLS) $69,900 MLSNOW
• 2020-08-12 Pending — MLSNOW
• 2020-08-10 Listed $69,900 MLSNOW
• 2012-05-22 Sold (Public Records) $7,500 Public Records
• 2012-05-18 Sold (MLS) $7,500 MLSNOW
• 2011-11-17 Sold (Public Records) $8,000 Public Records
• 2011-04-11 Listing Removed — MLSNOW
• 2011-03-31 Listed $9,900 MLSNOW
• 2011-03-31 Listed $29,900 MLSNOW
• 2003-08-29 Sold (Public Records) $15,000 Public Records
• 1995-07-24 Listing Removed — MLSNOW
• 1994-11-01 Listed $28,500 MLSNOW
• 1994-09-08 Listing Removed — MLSNOW
• 1993-10-29 Listed $33,000 MLSNOW

Property tax history

+10.7%/yr

Latest (2025): $1,279 · -11.9% YoY. Source: county tax records.