863 Pasadena Ave · Youngstown, OH 44502

$118,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 15 Days on market

Built 1922 5,662 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.9/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

This move-in-ready property has been remodeled from top to bottom, offering modern updates while maintaining classic charm. Step inside to a fully refreshed interior featuring brand-new LVT flooring, fresh paint throughout, and modern lighting that brightens every room. The kitchen has been updated with a brand-new stove and refrigerator, making it perfect for everyday cooking or tenant-ready if you're investing. The bathroom has been completely remodeled with clean, contemporary finishes. Enjoy peace of mind with major improvements already completed, including all brand-new windows and a new water line from the street to the house a high-value upgrade that ensures long-term reliability. Si

Key facts

• Remodeled interior
• Brand new stove
• Updated kitchen

Tags

• REMODELED INTERIOR
• BRAND NEW LVT FLOORING
• MODERN LIGHTING
• UPDATED KITCHEN
• BRAND NEW STOVE
• BRAND NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $116k (1.5% 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: 45 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,222/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 566% 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 $3k of equity ($816 loan paydown + $2k appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 34y 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 $23k; list at $118k implies a 413% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,230 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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. 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?
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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $56,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Samuel Ave	0.36mi	3/2.0	1,106 (+1%)	3mo	$32,000	$29	74
824 Pasadena Ave	0.08mi	4/1.5 (+1)	1,152 (+6%)	10mo	$60,000	$52	72
544 Miller St	0.40mi	3/1.5	1,170 (+7%)	3mo	$47,000	$40	65
617 Mabel St	0.34mi	2/1.0 (-1)	1,184 (+8%)	11mo	$72,000	$61	56
444 Emery Ave	0.49mi	3/1.5	1,184 (+8%)	8mo	$27,000	$23	55
2692 Taft Ave	0.63mi	3/1.0	990 (-9%)	3mo	$30,000	$30	52
3006 Shirley Rd	0.74mi	3/2.0	1,020 (-7%)	0mo	$105,000	$103	50
603 E Indianola Ave	0.44mi	4/2.0 (+1)	1,196 (+10%)	8mo	$45,000	$38	48
808 Marmion Ave	0.39mi	2/1.5 (-1)	928 (-15%)	5mo	$96,600	$104	46
827 E Avondale Ave	0.66mi	3/1.0	1,224 (+12%)	5mo	$64,000	$52	45
760 E Lucius Ave	0.71mi	4/1.0 (+1)	1,224 (+12%)	10mo	$30,000	$25	34
321 Cornell Ave	0.68mi	2/1.0 (-1)	1,224 (+12%)	12mo	$75,000	$61	33

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

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.49×
• Total profit: $16,340
• Equity at exit: $45,123

10-year hold

• IRR: 12.6%
• Equity multiple: 2.65×
• Total profit: $54,567
• Equity at exit: $63,904

Cash invested: $33,040 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $150

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 83%

Sensitivity live

Price	-10% $232	-5% $191	+0% $150	+5% $109	+10% $69
Rent	-10% $54	-5% $102	+0% $150	+5% $198	+10% $247
Rate	-1.0pp $210	-0.5pp $180	base $150	+0.5pp $120	+1.0pp $89

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	22d	1	0.64mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	14d	1	1.09mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	22d	1	1.14mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	1.32mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	1.41mi

Listing history 10 events

1. 2026-05-13
   listed $118,000 Active
2. 2026-05-04
   historical
3. 2026-02-19
   price $115,000
4. 2026-01-21
   price $118,000
5. 2025-12-04
   listed $120,000 Active
6. 2004-12-09
   historical
7. 2003-12-09
   listed $25,000
8. 1994-02-03
   soldstatus $23,000
9. 1993-12-30
   historical
10. 1992-04-30
    listed $23,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,668
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,433
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,822/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 County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 9,594
• Household income: $31,170
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 566.0

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 0.67)
• Race & ethnicity: White 44% Black 35% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 2% Serbian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 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: ▲ 1.78%
• Current HPI: 246.2163
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-PA
• 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

+413.0% since first listed

10 events — show timeline

• 2026-05-13 Listed $118,000 MLSNOW
• 2026-05-04 Listing Removed — MLSNOW
• 2026-02-19 Price Changed $115,000 MLSNOW
• 2026-01-21 Price Changed $118,000 MLSNOW
• 2025-12-04 Listed $120,000 MLSNOW
• 2004-12-09 Listing Removed — MLSNOW
• 2003-12-09 Listed $25,000 MLSNOW
• 1994-02-03 Sold (Public Records) $23,000 Public Records
• 1993-12-30 Listing Removed — MLSNOW
• 1992-04-30 Listed $23,000 MLSNOW

Property tax history

-1.2%/yr

Latest (2025): $146 · -11.7% YoY. Source: county tax records.