501 Edison St · Struthers, OH 44471

$179,900

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 20 Days on market

Built 1960 4,486 sqft lot Est $185k · at est.

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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 +19.3/30.0
• ARV discount +8.7/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home is a must see! Well cared for 3 bed 2 bath ranch located in the sought after Struthers area and situated on a corner lot with an extra parcel of land! This lovely ranch was updated in 1984 with the addition of a huge great room with a wall-to-wall blonde, brick fireplace and stunning wood mantel both enhanced with beautiful natural wood siding. Other wonderful features of this room are the beamed ceilings, bullet lighting above the fireplace, large picture window and double glass sliding doors leading to a large, private patio. This lovely sloping, tree lined lot features pretty landscaping, a convenient storage shed. A man door leads to the garage where you will find a handyman's

Key facts

• Wood mantel
• Extra parcel of land
• Beamed ceilings

Tags

• CORNER LOT
• EXTRA PARCEL OF LAND
• HUGE GREAT ROOM
• BLONDE BRICK FIREPLACE
• WOOD MANTEL
• BEAMED CEILINGS

Property features AI

Exterior

• Parking: Attached garage with 1 space; Garage faces front; Driveway; Concrete surfaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated / remodeled
• Construction: Vinyl siding; Asphalt/fiberglass roof; Full, partially finished basement
• Exterior features: Front porch; Patio; Exterior storage; Corner lot; Additional land available; Sloped yard; Wooded; Has a view; Smoke detectors

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central air; Ceiling fans; Gas heating with forced air and baseboard; Fireplace(s) contribute to heating
• Interior features: Beamed ceilings; Ceiling fans; Eat-in kitchen; Laminate counters; Recessed lighting; Storage; Window screens and coverings; Grip-accessible features
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry in basement; Laundry tub / sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.6% below list).
• Recommended offer: $166k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#418 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute C-, amenities F, employment F.
• Struthers City (suburban): math 45% / reading 52% proficiency, ranked #475 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,314 (7.6% below list)

Questions for the listing agent

1. Built in 1960 — 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 B-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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $184,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 W Wilson St	0.17mi	3/1.5	1,344 (-3%)	6mo	$130,000	$97	81
536 Creed St	0.17mi	3/1.0	1,272 (-8%)	4mo	$170,000	$134	76
227 E Wilson St	0.51mi	3/1.0	1,365 (-1%)	1mo	$187,000	$137	73
178 Como St	0.60mi	3/2.0	1,400 (+1%)	0mo	$221,500	$158	66
1926 Brandon Ave	0.52mi	3/2.0	1,432 (+4%)	1mo	$178,000	$124	64
2370 Lyon Blvd	0.70mi	3/2.0	1,408 (+2%)	2mo	$175,000	$124	59
2451 W Manor Ave	0.43mi	3/2.0	1,245 (-10%)	2mo	$209,900	$169	58
537 7th St	0.60mi	3/1.0	1,280 (-7%)	3mo	$153,500	$120	58
281 Sexton St	0.55mi	3/1.0	1,248 (-10%)	1mo	$175,000	$140	58
2153 Lyon Blvd	0.74mi	3/1.5	1,268 (-8%)	4mo	$165,000	$130	47
1870 Basil Ave	0.73mi	3/1.5	1,527 (+11%)	1mo	$186,900	$122	45
1919 Wingate Rd	0.68mi	3/2.0	1,190 (-14%)	5mo	$170,000	$143	38

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-16,671
• Equity at exit: $26,824

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,408
• Equity at exit: $15,554

Cash invested: $50,372 (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 44471

• Home prices YoY: -1.5%
• Active inventory: 67
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$943
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $197

Break-even live

Break-even rent $1,414

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $299	-5% $248	+0% $197	+5% $146	+10% $95
Rent	-10% $65	-5% $131	+0% $197	+5% $262	+10% $328
Rate	-1.0pp $287	-0.5pp $243	base $197	+0.5pp $150	+1.0pp $103

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	14d	1	0.25mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	0.55mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	14d	1	0.63mi
1750 Nova Ln Youngstown, OH	3.0	2.0	1538	$1,700	$1.11	14d	1	1.01mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	1.09mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	1.17mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	14d	1	1.40mi

Listing history 15 events

1. 2026-06-21
   days on market $179,900 Active 20 DOM
2. 2026-06-19
   days on market $179,900 Active 18 DOM
3. 2026-06-18
   days on market $179,900 Active 17 DOM
4. 2026-06-17
   days on market $179,900 Active 16 DOM
5. 2026-06-16
   days on market $179,900 Active 15 DOM
6. 2026-06-15
   days on market $179,900 Active 14 DOM
7. 2026-06-14
   days on market $179,900 Active 12 DOM
8. 2026-06-13
   days on market $179,900 Active 11 DOM
9. 2026-06-10
   days on market $179,900 Active 9 DOM
10. 2026-06-09
    days on market $179,900 Active 8 DOM
11. 2026-06-08
    days on market $179,900 Active 7 DOM
12. 2026-06-07
    days on market $179,900 Active 6 DOM
13. 2026-06-03
    days on market $179,900 Active 2 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    listed $179,900 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: $1,185 · $99/mo
• Projected year-2 tax: $1,996 · $166/mo
• Expected delta: +$811/yr (+$68/mo · 68.4%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,958
• − Mortgage interest: −$10,077
• − Property taxes: −$1,185
• − Insurance: −$900
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,233
• Taxable loss: −$631
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $2,513/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: Struthers City
• NCES district ID: 3904485
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $37,753
• Composite: 40.35/100
• National rank: #3742
• State rank: #475 of 656 in OH

Livability — Struthers

• Score: 71/100
• State rank: #418
• US rank: #6867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Struthers, OH
• County: Mahoning · 224,175 people
• City population: 10,296
• Metro: Youngstown-Warren, OH
• Population (ZIP): 10,296
• Household income: $52,811
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 12.2

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 8% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -4.12%
• Current HPI: 274.6394
• 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

+0.6% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $179,900 MLSNOW
• 2026-06-01 Listed $178,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $1,185 · -1.2% YoY. Source: county tax records.