353 Hilton Ave · Youngstown, OH 44507

$125,000

1 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 45 Days on market

Built 1942 5,270 sqft lot

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Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +0.9/10.0

Listing remarks MLS

Cape cod home with 2 bedrooms and 1 full bath. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

Key facts

• Fresh paint
• Remodeled kitchen
• New interior doors

Tags

• NEW LVT FLOORING
• FRESH PAINT
• CROWN MOLDING
• UPDATED LIGHT FIXTURES
• NEW INTERIOR DOORS
• REMODELED KITCHEN

Property features AI

Finance

• Financial info: $497 annual tax amount (2025)

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Asphalt/Fiberglass roof; Full basement foundation
• Exterior features: Driveway

Interior

• Kitchen: First-floor kitchen
• Bedrooms: One bedroom on the first floor; One bedroom on the second floor
• Bathrooms: One full bathroom (on the first floor)
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (31.3% below list).
• Recommended offer: $86k (31.3% below list) — sets the bar for 1% rule.

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: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 40% of the median local income ($26k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $864 of loan paydown is wiped out by about $1k 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 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,909 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.69% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $78,750
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 E Avondale Ave	0.40mi	2/1.5 (+1)	1,037 (-1%)	22mo	$60,000	$58	54
818 Palmer Ave	0.43mi	2/1.0 (+1)	1,144 (+9%)	19mo	$80,000	$70	44
205 Lowell Ave	0.51mi	2/1.5 (+1)	1,134 (+8%)	14mo	$145,000	$128	44
808 Marmion Ave	0.68mi	2/1.5 (+1)	928 (-12%)	5mo	$96,600	$104	38
827 Roxbury Ave	0.44mi	2/1.0 (+1)	1,170 (+11%)	21mo	$88,250	$75	38

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: -8.5%
• Equity multiple: 0.63×
• Total profit: $-12,988
• Equity at exit: $31,212

10-year hold

• IRR: -1.8%
• Equity multiple: 0.82×
• Total profit: $-6,135
• Equity at exit: $33,667

Cash invested: $35,000 (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: 34
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-71

Break-even live

Break-even rent $948

Max offer price $112,533

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-35	+0% $-71	+5% $-106	+10% $-141
Rent	-10% $-138	-5% $-105	+0% $-71	+5% $-37	+10% $-3
Rate	-1.0pp $-8	-0.5pp $-39	base $-71	+0.5pp $-103	+1.0pp $-136

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 E Midlothian Blvd Youngstown, OH	1.0	1.0	708	$750	$1.06	15d	1	0.39mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	23d	1	0.47mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	15d	1	0.74mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	45d	1	1.37mi

Listing history 41 events

1. 2026-06-21
   days on market $125,000 Active 45 DOM
2. 2026-06-19
   days on market $125,000 Active 43 DOM
3. 2026-06-18
   days on market $125,000 Active 42 DOM
4. 2026-06-17
   days on market $125,000 Active 41 DOM
5. 2026-06-16
   days on market $125,000 Active 40 DOM
6. 2026-06-15
   days on market $125,000 Active 39 DOM
7. 2026-06-14
   days on market $125,000 Active 37 DOM
8. 2026-06-13
   days on market $125,000 Active 36 DOM
9. 2026-06-10
   days on market $125,000 Active 34 DOM
10. 2026-06-09
    days on market $125,000 Active 33 DOM
11. 2026-06-09
    price $125,000 Active 32 DOM
12. 2026-06-08
    days on market $135,000 Active 32 DOM
13. 2026-06-07
    days on market $135,000 Active 31 DOM
14. 2026-06-03
    days on market $135,000 Active 27 DOM
15. 2026-06-02
    days on market $135,000 Active 26 DOM
16. 2026-06-01
    days on market $135,000 Active 25 DOM
17. 2026-05-31
    days on market $135,000 Active 24 DOM
18. 2026-05-30
    days on market $135,000 Active 23 DOM
19. 2026-05-07
    listed $135,000 Active
20. 2025-11-03
    soldstatus $40,000 Closed 750-char remark

    Show marketing remark (750 chars)

    Cape cod home with 2 bedrooms and 1 full bath. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

21. 2025-10-10
    status Pending 750-char remark

    Show marketing remark (750 chars)

    Cape cod home with 2 bedrooms and 1 full bath. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

22. 2025-08-28
    price $49,900 750-char remark

    Show marketing remark (750 chars)

    Cape cod home with 2 bedrooms and 1 full bath. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

23. 2025-07-26
    listed $54,900 Active 750-char remark

    Show marketing remark (750 chars)

    Cape cod home with 2 bedrooms and 1 full bath. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds. This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. Owner occupants are those buyers that will occupy the property as their principal residence within 60 days of closing and will maintain their occupancy for at least 1 year. These buyers are required to sign an Owner Occupant Certification as part of the contract. An investor, trust, vacation or part-time residence, or purchasing for another person will be considered an investor and are not eligible for First Look. Investor offers are negotiated on day 31 of listing.

24. 2023-08-26
    price $30,900
25. 2020-11-04
    price $30,900
26. 2020-11-04
    price $30,900
27. 2020-08-25
    price $30,900
28. 2014-02-12
    price $30,900
29. 2014-02-12
    price $30,900
30. 2014-02-12
    price $84,900
31. 2014-02-12
    price $30,900
32. 2013-11-15
    historical
33. 2000-07-14
    listed $84,900
34. 2000-06-30
    soldstatus $33,000
35. 2000-05-03
    listed $33,000
36. 1998-10-24
    price $84,900
37. 1998-10-24
    price $84,900
38. 1998-10-24
    price $84,900
39. 1998-10-24
    price $84,900
40. 1998-10-24
    price $84,900
41. 1993-01-29
    soldstatus $35,000

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$725/yr (+$60/mo · 145.1%)

ⓘ 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: $10,309
• − Mortgage interest: −$7,002
• − Property taxes: −$500
• − Insurance: −$625
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$3,636
• Taxable loss: −$3,104
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $-102/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

+285.7% since first listed

23 events — show timeline

• 2026-05-07 Listed $135,000 MLSNOW
• 2025-11-03 Sold (MLS) $40,000 MLSNOW
• 2025-10-10 Pending — MLSNOW
• 2025-08-28 Price Changed $49,900 MLSNOW
• 2025-07-26 Listed $54,900 MLSNOW
• 2023-08-26 Price Changed $30,900 MLSNOW
• 2020-11-04 Price Changed $30,900 MLSNOW
• 2020-11-04 Price Changed $30,900 MLSNOW
• 2020-08-25 Price Changed $30,900 MLSNOW
• 2014-02-12 Price Changed $30,900 MLSNOW
• 2014-02-12 Price Changed $84,900 MLSNOW
• 2014-02-12 Price Changed $30,900 MLSNOW
• 2014-02-12 Price Changed $30,900 MLSNOW
• 2013-11-15 Listing Removed — MLSNOW
• 2000-07-14 Listed $84,900 MLSNOW
• 2000-06-30 Sold (Public Records) $33,000 Public Records
• 2000-05-03 Listed $33,000 MLSNOW
• 1998-10-24 Price Changed $84,900 MLSNOW
• 1998-10-24 Price Changed $84,900 MLSNOW
• 1998-10-24 Price Changed $84,900 MLSNOW
• 1998-10-24 Price Changed $84,900 MLSNOW
• 1998-10-24 Price Changed $84,900 MLSNOW
• 1993-01-29 Sold (Public Records) $35,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $500 · -11.8% YoY. Source: county tax records.