23 E Boston Ave · Youngstown, OH 44507

$30,000

3 bd · 1.5 ba · 1,298 sqft · SingleFamily public records · 34 Days on market

Built 1924 3,789 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Investor Special! This 3-bedroom home in Youngstown offers strong potential for renovation and resale or as a long-term rental. Solid structure with plenty of character—ready for your finishing touches. Conveniently located near local schools, shopping, and major routes. Bring your vision and make this property shine!”

Key facts

• Solid structure
• 3,789 sq ft lot
• Parking

Tags

• SOLID STRUCTURE

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Fixer condition
• Construction: Aluminum siding
• Exterior features: Driveway

Interior

• Bedrooms: Bedrooms included (number not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Basement (other type); Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.4% 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: 28 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,083/mo this rent would consume 50% of the median local household income ($26k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $207 of loan paydown is wiped out by about $248 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 (-0.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 3.61% ✓
• Cap rate: 33.42%
• Cash-on-cash: 96.87%
• DSCR: 5.31
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $85,668
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 E Ravenwood Ave	0.36mi	3/1.0	1,249 (-4%)	6mo	$45,000	$36	70
221 E Avondale Ave	0.36mi	3/1.0	1,181 (-9%)	3mo	$53,000	$45	64
3414 Idlewood Ave	0.42mi	3/1.5	1,404 (+8%)	5mo	$92,000	$66	63
358 E Auburndale Ave	0.61mi	3/1.0	1,332 (+3%)	6mo	$45,000	$34	60
241 Clarencedale Ave	0.73mi	3/1.0	1,305 (+0%)	8mo	$50,000	$38	57
3005 Rush Blvd	0.47mi	3/1.0	1,160 (-11%)	2mo	$26,000	$22	56
441 E Indianola Ave	0.67mi	3/1.5	1,344 (+4%)	8mo	$114,650	$85	56
230 Clarencedale Ave	0.68mi	3/1.5	1,232 (-5%)	5mo	$130,000	$106	55
95 E Earle Ave	0.75mi	3/1.0	1,220 (-6%)	2mo	$66,000	$54	51
21 Vermont Ave	0.65mi	3/1.0	1,156 (-11%)	0mo	$155,000	$134	49
452 W Midlothian Blvd	0.72mi	3/1.5	1,409 (+9%)	4mo	$135,000	$96	49
359 Potomac Ave	0.74mi	4/1.0 (+1)	1,180 (-9%)	1mo	$122,500	$104	43

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

Projected returns pro-forma

-0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.9%
• Equity multiple: 5.90×
• Total profit: $41,160
• Equity at exit: $7,491

10-year hold

• IRR: —
• Equity multiple: 12.21×
• Total profit: $94,130
• Equity at exit: $8,080

Cash invested: $8,400 (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 44507

• Home prices YoY: -0.3%
• Active inventory: 28
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,083 high
• Mortgage (P&I): −$157
• Tax from tax record: −$8 /mo · $92/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $678

Break-even live

Break-even rent $225

Max offer price $30,000

Occupancy floor 32%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.49mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	0.71mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	13d	1	0.87mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	21d	1	1.03mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	13d	1	1.15mi
3639 Shelby Rd Youngstown, OH	2.0	1.0	936	$1,200	$1.28	21d	1	1.44mi

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-11
   status Active
3. 2026-04-10
   historical Contingent
4. 2026-03-26
   listed $30,000 Active

ⓘ 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: $92 · $8/mo
• Projected year-2 tax: $280 · $23/mo
• Expected delta: +$188/yr (+$16/mo · 204.0%)

ⓘ 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 ≥96°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: $12,996
• − Mortgage interest: −$1,680
• − Property taxes: −$92
• − Insurance: −$150
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$873
• Taxable income: $8,121
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $6,188/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 · 224,175 people
• City population: 28,503
• Metro: Youngstown-Warren, OH
• Population (ZIP): 4,402
• Household income: $25,767
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 17.1

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 0.58)
• Race & ethnicity: Black 60% White 20% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Subsaharan African 2% Hispanic 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -0.83%
• Current HPI: 282.496
• 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

4 events — show timeline

• 2026-04-29 Pending — MLSNOW
• 2026-04-11 Relisted — MLSNOW
• 2026-04-10 Contingent — MLSNOW
• 2026-03-26 Listed $30,000 MLSNOW

Property tax history

-4.8%/yr

Latest (2025): $92 · -11.5% YoY. Source: county tax records.