4803 Southern Blvd · Youngstown, OH 44512

$139,900

4 bd · 2.0 ba · 1,416 sqft · MultiFamily public records · 48 Days on market

Built 1951 7,492 sqft lot Est $101k · 39% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +5.7/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

Key facts

• 7,492 sq ft lot
• 2 garage spots
• Built 1951

Tags

• SCREENED-IN BACK PORCHES
• DINING AND EVERYDAY AMENITIES

Property features AI

Finance

• Financial info: Owner pays trash collection and water; Tenants pay electricity and gas; Top unit actual rent reported at $900 (leased)

Exterior

• Parking: Detached garage; 2 garage spaces; Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: 2-story multifamily building; One building on the lot; Above-grade finished area approximately 1,416
• Construction: Asphalt roof; Aluminum siding; Built (year per public records)
• Exterior features: Aluminum siding; Public water; Public sewer

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two 2-bedroom units (top unit occupied, bottom unit vacant)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air gas heating; Central air; Wall/window AC units
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive. Per door: $229/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Boardman Local (urban): math 63% / reading 71% proficiency, ranked #189 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.6%/yr); 136 active listings in the ZIP; 3 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).
• This rent runs 33% of the median local income ($63k/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 $967 of loan paydown is wiped out by about $4k 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 + 6.6% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $100,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4803 Southern Blvd	0.00mi	4/2.0	1,416 (0%)	1mo	$140,700	$99	100
4307 Helena Ave	0.38mi	3/2.0 (-1)	1,414 (-0%)	6mo	$100,000	$71	72
4891 Southern Blvd	0.05mi	4/2.0	1,576 (+11%)	11mo	$110,000	$70	70

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.33×
• Total profit: $13,006
• Equity at exit: $20,860

10-year hold

• IRR: 20.2%
• Equity multiple: 2.98×
• Total profit: $77,755
• Equity at exit: $12,096

Cash invested: $39,172 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 136
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $457

Break-even live

Break-even rent $1,185

Max offer price $139,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,764
Total (2 units)			$1,764

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	13d	1	0.16mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	1.00mi
457 Mathews Rd Boardman, OH	3.0	1.0	1200	$1,300	$1.08	43d	1	1.04mi

Listing history 21 events

1. 2026-05-23
   status Pending
2. 2026-04-09
   historical Contingent
3. 2026-04-04
   listed $139,900 Active
4. 2025-03-30
   historical $900
5. 2025-03-29
   listed $900
6. 2025-03-14
   historical $900
7. 2025-03-14
   listed $900
8. 2021-12-07
   soldstatus $110,000
9. 2021-11-30
   soldstatus $110,000 Closed 449-char remark

   Show marketing remark (449 chars)

   Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

10. 2021-11-06
    status Pending 449-char remark

    Show marketing remark (449 chars)

    Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

11. 2021-10-04
    historical Contingent 449-char remark

    Show marketing remark (449 chars)

    Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

12. 2021-08-20
    price $114,999 449-char remark

    Show marketing remark (449 chars)

    Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

13. 2021-05-08
    status Active 449-char remark

    Show marketing remark (449 chars)

    Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

14. 2021-05-02
    historical Contingent 449-char remark

    Show marketing remark (449 chars)

    Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

15. 2021-04-20
    listed $115,000 Active 449-char remark

    Show marketing remark (449 chars)

    Great income property , tenants pay every thing , except water trash collection and maintenance paid by the landlord . Up & down duplex , Boardman T/S , Boardman schools , both units each has living room , 2 bedrooms , 1 full bath , kitchen , and eating area. full basement divided in 2 sections with laundry hookup for each unit. each unit has 1 detach garage. 1 carport for the first floor unit . 100% occupied. Gross yearly income$15,000

16. 2020-11-26
    historical
17. 2020-07-10
    listed $109,000 Active
18. 2008-03-14
    soldstatus $72,500
19. 2008-03-14
    soldstatus $72,500
20. 2007-09-26
    listed $79,900
21. 2005-07-11
    soldstatus $67,000

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,957 · $163/mo
• Expected delta: +$225/yr (+$19/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,168
• − Mortgage interest: −$7,837
• − Property taxes: −$1,732
• − Insurance: −$700
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$4,070
• Taxable income: $3,443
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $4,661/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: Boardman Local
• NCES district ID: 3904830
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $47,613
• Composite: 56.62/100
• National rank: #1142
• State rank: #189 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

• County: Mahoning County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 32,536
• Household income: $63,317
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 910.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 2% 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: ▼ -56.75%
• Current HPI: 213.1446
• Rent YoY: ▲ 6.56%
• 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

+108.8% since first listed

21 events — show timeline

• 2026-05-23 Pending — MLSNOW
• 2026-04-09 Contingent — MLSNOW
• 2026-04-04 Listed $139,900 MLSNOW
• 2025-03-30 Rental Removed $900 RENTALBEAST
• 2025-03-29 Listed for Rent $900 RENTALBEAST
• 2025-03-14 Rental Removed $900 RENTALBEAST
• 2025-03-14 Listed for Rent $900 RENTALBEAST
• 2021-12-07 Sold (Public Records) $110,000 Public Records
• 2021-11-30 Sold (MLS) $110,000 MLSNOW
• 2021-11-06 Pending — MLSNOW
• 2021-10-04 Contingent — MLSNOW
• 2021-08-20 Price Changed $114,999 MLSNOW
• 2021-05-08 Relisted — MLSNOW
• 2021-05-02 Contingent — MLSNOW
• 2021-04-20 Listed $115,000 MLSNOW
• 2020-11-26 Listing Removed — MLSNOW
• 2020-07-10 Listed $109,000 MLSNOW
• 2008-03-14 Sold (Public Records) $72,500 Public Records
• 2008-03-14 Sold (MLS) $72,500 MLSNOW
• 2007-09-26 Listed $79,900 MLSNOW
• 2005-07-11 Sold (Public Records) $67,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,732 · -2.3% YoY. Source: county tax records.