504 W Boston Ave · Youngstown, OH 44511

$63,500

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 157 Days on market

Built 1945 8,712 sqft lot Est $103k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Tenant-occupied, income-producing single-family rental generating $800 per month in rent. Tenant pays all utilities and handles lawn care, resulting in low operating expenses. Property features a brand-new roof, reducing near-term capital expenditures. Spacious layout with original character, functional kitchen and bath, and usable basement space for storage or utilities. Interior reflects tenant occupancy and property is being sold as-is. Strong rent-to-price ratio makes this a solid long-term buy-and-hold investment. Seller owns multiple rental properties and is open to selling individually or as part of a package.

Key facts

• Functional kitchen
• Brand-new roof
• 8,712 sq ft lot

Tags

• BRAND-NEW ROOF
• FUNCTIONAL KITCHEN
• USABLE BASEMENT SPACE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story house; Shingle roof; Vinyl siding
• Construction: Built (year source: Public Records); Vinyl siding construction; Shingle roof
• Exterior features: Driveway

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement; Basement present; Fireplace (1)

🏷️ Possibly a rental listed for sale. The $63,500 price doesn't fit this home's estimated sale value (~$102,912) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 73 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $439 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.93% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.73%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $102,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 W Ravenwood Ave	0.29mi	3/1.0	1,592 (+4%)	11mo	$40,000	$25	69
870 Canfield Rd	0.45mi	3/1.0	1,560 (+2%)	9mo	$130,000	$83	66
3414 Idlewood Ave	0.37mi	3/1.5	1,404 (-9%)	5mo	$92,000	$66	65
3412 Hudson Ave	0.31mi	3/1.5	1,716 (+12%)	2mo	$60,250	$35	64
452 W Midlothian Blvd	0.51mi	3/1.5	1,409 (-8%)	4mo	$135,000	$96	59
937 W Indianola Ave	0.57mi	4/1.0 (+1)	1,598 (+4%)	2mo	$95,500	$60	58
980 W Laclede Ave	0.70mi	3/1.0	1,453 (-5%)	2mo	$97,000	$67	54
970 Bonnie Brae Ave	0.64mi	3/2.0	1,409 (-8%)	2mo	$160,000	$114	53
827 Winona Dr	0.67mi	4/1.5 (+1)	1,606 (+5%)	4mo	$140,000	$87	53
123 Prestwick Dr	0.63mi	3/1.5	1,671 (+9%)	8mo	$194,500	$116	49
199 W Princeton Ave	0.51mi	4/2.0 (+1)	1,728 (+12%)	1mo	$85,000	$49	47
401 Chicago Ave	0.68mi	4/1.0 (+1)	1,400 (-9%)	8mo	$80,000	$57	40

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: 34.9%
• Equity multiple: 2.48×
• Total profit: $26,252
• Equity at exit: $9,468

10-year hold

• IRR: 41.7%
• Equity multiple: 4.93×
• Total profit: $69,888
• Equity at exit: $5,490

Cash invested: $17,780 (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 44511

• Home prices YoY: -12.6%
• Active inventory: 73
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $574

Break-even live

Break-even rent $499

Max offer price $63,500

Occupancy floor 48%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	1.07mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	1.33mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	13d	1	1.41mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $63,500 Active 157 DOM
2. 2026-06-18
   days on market $63,500 Active 156 DOM
3. 2026-06-17
   days on market $63,500 Active 155 DOM
4. 2026-06-16
   days on market $63,500 Active 154 DOM
5. 2026-06-15
   days on market $63,500 Active 153 DOM
6. 2026-06-14
   days on market $63,500 Active 151 DOM
7. 2026-06-13
   days on market $63,500 Active 150 DOM
8. 2026-06-10
   days on market $63,500 Active 148 DOM
9. 2026-06-09
   days on market $63,500 Active 147 DOM
10. 2026-06-08
    days on market $63,500 Active 146 DOM
11. 2026-06-07
    days on market $63,500 Active 145 DOM
12. 2026-06-03
    days on market $63,500 Active 141 DOM
13. 2026-06-02
    days on market $63,500 Active 140 DOM
14. 2026-06-01
    days on market $63,500 Active 139 DOM
15. 2026-05-31
    days on market $63,500 Active 138 DOM
16. 2026-05-30
    days on market $63,500 Active 137 DOM
17. 2026-02-03
    price $63,500
18. 2026-01-13
    listed $72,500 Active
19. 2004-08-18
    soldstatus $56,000
20. 1993-09-02
    soldstatus $15,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$286/yr (+$24/mo · 68.5%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 16 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: $14,706
• − Mortgage interest: −$3,557
• − Property taxes: −$418
• − Insurance: −$318
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$1,847
• Taxable income: $6,214
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $5,395/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): 18,909
• Household income: $56,880
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 336.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -40.81%
• Current HPI: 283.9088
• 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

+323.3% since first listed

4 events — show timeline

• 2026-02-03 Price Changed $63,500 MLSNOW
• 2026-01-13 Listed $72,500 MLSNOW
• 2004-08-18 Sold (Public Records) $56,000 Public Records
• 1993-09-02 Sold (Public Records) $15,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $418 · -11.8% YoY. Source: county tax records.