471/475 Garfield St · Struthers, OH 44471

$159,900

2 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 5 Days on market

Built 1982 7,143 sqft lot $93/sqft · 66% above area

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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 +8.8/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

!00% occupied duplex, built in 1982, in great shape! Struthers City Schools. Cute, oak kitchen with new vinyl flooring. New "wood look" laminate flooring, in living room. New carpeting, on staircase and in both bedrooms. Roof approximately 10 years old. Electric baseboard heat.

Key facts

• Conveniently located
• Spacious units
• 7,143 sq ft lot

Tags

• WELL MAINTAINED DUPLEX
• SPACIOUS UNITS
• IMMEDIATE RENTAL INCOME
• SOLID CASH FLOW POTENTIAL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive. Per door: $245/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.8% vs local median 6.4% in Struthers — 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 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: 66 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $2,208/mo this rent would consume 50% of the median local household income ($53k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $68k; list at $160k implies a 137% gain — meaningful room to come down on a strong offer.

Recommended offer $159,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.38% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.72%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $96,409
• List price: $159,900
• Delta: 65.86%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $20,933
• Equity at exit: $23,842

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $78,476
• Equity at exit: $13,825

Cash invested: $44,772 (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: 66
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $736

Break-even live

Break-even rent $1,276

Max offer price $159,900

Occupancy floor 62%

Sensitivity live

Price	-10% $826	-5% $781	+0% $736	+5% $691	+10% $645
Rent	-10% $561	-5% $649	+0% $736	+5% $823	+10% $910
Rate	-1.0pp $816	-0.5pp $777	base $736	+0.5pp $694	+1.0pp $652

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,208
Total (3 units)			$2,208

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	0.66mi
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	14d	1	1.01mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	1.03mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	14d	1	1.13mi
127 Oxford St Campbell, OH	3.0	1.0	1575	$975	$0.62	44d	1	1.47mi

Listing history 9 events

1. 2026-05-18
   status Pending 634-char remark
2. 2026-05-13
   listed $159,900 Active 634-char remark
3. 2024-03-26
   status Pending
4. 2024-03-25
   historical
5. 2024-03-22
   listed $139,900 Active
6. 2021-02-17
   soldstatus $67,500 Closed

   Show marketing remark (288 chars)

   !00% occupied duplex, built in 1982, in great shape! Struthers City Schools. Cute, oak kitchen with new vinyl flooring. New "wood look" laminate flooring, in living room. New carpeting, on staircase and in both bedrooms. Roof approximately 10 years old. Electric baseboard heat.

7. 2021-01-26
   status Pending

   Show marketing remark (288 chars)

   !00% occupied duplex, built in 1982, in great shape! Struthers City Schools. Cute, oak kitchen with new vinyl flooring. New "wood look" laminate flooring, in living room. New carpeting, on staircase and in both bedrooms. Roof approximately 10 years old. Electric baseboard heat.

8. 2021-01-22
   listed $64,900 Active

   Show marketing remark (288 chars)

   !00% occupied duplex, built in 1982, in great shape! Struthers City Schools. Cute, oak kitchen with new vinyl flooring. New "wood look" laminate flooring, in living room. New carpeting, on staircase and in both bedrooms. Roof approximately 10 years old. Electric baseboard heat.

9. 2005-12-23
   soldstatus $53,000

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$628/yr (+$52/mo · 50.7%)

ⓘ 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 ≥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: $26,496
• − Mortgage interest: −$8,957
• − Property taxes: −$1,239
• − Insurance: −$800
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$4,652
• Taxable income: $6,610
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $7,245/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

+201.7% since first listed

9 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-13 Listed $159,900 MLSNOW
• 2024-03-26 Pending — MLSNOW
• 2024-03-25 Listing Removed — MLSNOW
• 2024-03-22 Listed $139,900 MLSNOW
• 2021-02-17 Sold (MLS) $67,500 MLSNOW
• 2021-01-26 Pending — MLSNOW
• 2021-01-22 Listed $64,900 MLSNOW
• 2005-12-23 Sold (Public Records) $53,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,239 · -0.0% YoY. Source: county tax records.