252 State St · Struthers, OH 44471

$85,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 133 Days on market

Built 1910 7,492 sqft lot $78/sqft · 7% below area Est $92k · 7% 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 +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Listing remarks MLS

Welcome to this beautifully renovated three-bedroom, one and a half bath home; offering 1069 sq ft of modern living space. Located in a serene and private setting, this home boasts a brand-new interior, including kitchen and an especially stunning upstairs bathroom. Enjoy peace of mind with new roofing and plumbing throughout. The beautiful view and quiet location make it a perfect retreat. Don't miss out on this gem in Struthers! The parking is street only, pricing reflects estimate for driveway installation. Please contact co-lister for showings and more details. Be blessed!

Key facts

• Beautiful view
• New plumbing
• New roofing

Tags

• RENOVATED INTERIOR
• NEW ROOFING
• NEW PLUMBING
• STUNNING UPSTAIRS BATHROOM
• QUIET LOCATION
• BEAUTIFUL VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $85k implies a 834% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1910 — 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. 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?
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: 1.35% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.29%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (median comp): $91,886
• List price: $85,000
• Delta: -7.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 Poland Ave	0.56mi	2/1.0	1,104 (+1%)	2mo	$53,000	$48	72
261 Sexton St	0.51mi	3/1.0 (+1)	1,100 (+0%)	2mo	$135,500	$123	69
227 Maplewood Ave	0.41mi	2/1.5	990 (-10%)	3mo	$55,000	$56	60
155 Morrison St	0.57mi	2/1.0	1,016 (-7%)	5mo	$122,000	$120	57
2577 E Midlothian Blvd	0.65mi	2/1.0	1,004 (-8%)	8mo	$136,900	$136	49
306 Maplewood Ave	0.53mi	3/1.0 (+1)	1,172 (+7%)	12mo	$60,000	$51	49
281 Sexton St	0.53mi	3/1.0 (+1)	1,248 (+14%)	1mo	$175,000	$140	46
294 Elm St	0.44mi	3/1.5 (+1)	1,248 (+14%)	8mo	$120,000	$96	43
2743 Mount Vernon Ave	0.55mi	3/1.0 (+1)	1,248 (+14%)	4mo	$65,000	$52	43
180 Poland Ave	0.59mi	3/1.5 (+1)	952 (-13%)	6mo	$57,300	$60	39
515 Lincoln Ave	0.75mi	3/2.0 (+1)	984 (-10%)	1mo	$179,900	$183	38
724 8th St	0.72mi	3/1.0 (+1)	960 (-12%)	11mo	$130,000	$135	32

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $10,578
• Equity at exit: $12,674

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $40,510
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$446
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $383

Break-even live

Break-even rent $665

Max offer price $85,000

Occupancy floor 62%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	13d	1	0.68mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	0.95mi
2002 Brownlee Ave Youngstown, OH	1.0	1.0	820	$875	$1.07	43d	1	1.18mi
240 Center St #3 Struthers, OH	2.0	1.0	855	$600	$0.70	13d	1	1.19mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	43d	1	1.26mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	43d	1	1.36mi

Listing history 29 events

1. 2026-06-19
   days on market $85,000 Active 133 DOM
2. 2026-06-18
   days on market $85,000 Active 132 DOM
3. 2026-06-17
   days on market $85,000 Active 131 DOM
4. 2026-06-16
   days on market $85,000 Active 130 DOM
5. 2026-06-15
   days on market $85,000 Active 129 DOM
6. 2026-06-14
   days on market $85,000 Active 127 DOM
7. 2026-06-13
   days on market $85,000 Active 126 DOM
8. 2026-06-10
   days on market $85,000 Active 124 DOM
9. 2026-06-09
   days on market $85,000 Active 123 DOM
10. 2026-06-08
    days on market $85,000 Active 122 DOM
11. 2026-06-07
    days on market $85,000 Active 121 DOM
12. 2026-06-03
    days on market $85,000 Active 117 DOM
13. 2026-06-02
    days on market $85,000 Active 116 DOM
14. 2026-06-01
    days on market $85,000 Active 115 DOM
15. 2026-05-31
    days on market $85,000 Active 114 DOM
16. 2026-05-30
    days on market $85,000 Active 113 DOM
17. 2026-03-04
    price $85,000 583-char remark

    Show marketing remark (583 chars)

    Welcome to this beautifully renovated three-bedroom, one and a half bath home; offering 1069 sq ft of modern living space. Located in a serene and private setting, this home boasts a brand-new interior, including kitchen and an especially stunning upstairs bathroom. Enjoy peace of mind with new roofing and plumbing throughout. The beautiful view and quiet location make it a perfect retreat. Don't miss out on this gem in Struthers! The parking is street only, pricing reflects estimate for driveway installation. Please contact co-lister for showings and more details. Be blessed!

18. 2026-02-04
    listed $92,000 Active 583-char remark

    Show marketing remark (583 chars)

    Welcome to this beautifully renovated three-bedroom, one and a half bath home; offering 1069 sq ft of modern living space. Located in a serene and private setting, this home boasts a brand-new interior, including kitchen and an especially stunning upstairs bathroom. Enjoy peace of mind with new roofing and plumbing throughout. The beautiful view and quiet location make it a perfect retreat. Don't miss out on this gem in Struthers! The parking is street only, pricing reflects estimate for driveway installation. Please contact co-lister for showings and more details. Be blessed!

19. 2024-12-16
    soldstatus $9,100 Closed 250-char remark

    Show marketing remark (250 chars)

    Investor purchased and is lowering his inventory of properties'. SELLING AS IS NO SYSTEMS COVERED, seller has Zero information on functioning condition of mechanicals or age of ANY items roof etc. . No on street parking driveway would need installed.

20. 2024-11-27
    status Pending 250-char remark

    Show marketing remark (250 chars)

    Investor purchased and is lowering his inventory of properties'. SELLING AS IS NO SYSTEMS COVERED, seller has Zero information on functioning condition of mechanicals or age of ANY items roof etc. . No on street parking driveway would need installed.

21. 2024-11-26
    price $15,000 250-char remark

    Show marketing remark (250 chars)

    Investor purchased and is lowering his inventory of properties'. SELLING AS IS NO SYSTEMS COVERED, seller has Zero information on functioning condition of mechanicals or age of ANY items roof etc. . No on street parking driveway would need installed.

22. 2024-10-29
    listed $24,900 Active 250-char remark

    Show marketing remark (250 chars)

    Investor purchased and is lowering his inventory of properties'. SELLING AS IS NO SYSTEMS COVERED, seller has Zero information on functioning condition of mechanicals or age of ANY items roof etc. . No on street parking driveway would need installed.

23. 2024-10-29
    historical

    Show marketing remark (250 chars)

    Investor purchased and is lowering his inventory of properties'. SELLING AS IS NO SYSTEMS COVERED, seller has Zero information on functioning condition of mechanicals or age of ANY items roof etc. . No on street parking driveway would need installed.

24. 2024-09-30
    price $14,000
25. 2024-09-14
    listed $15,000 Active
26. 2007-02-28
    historical
27. 2007-02-28
    soldstatus $7,110
28. 2006-11-28
    listed $12,900
29. 2006-11-28
    listed $7,500

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $929 · $77/mo
• Expected delta: +$397/yr (+$33/mo · 74.8%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,794
• − Mortgage interest: −$4,761
• − Property taxes: −$531
• − Insurance: −$425
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,473
• Taxable income: $3,397
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,777/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

+558.9% since first listed

13 events — show timeline

• 2026-03-04 Price Changed $85,000 MLSNOW
• 2026-02-04 Listed $92,000 MLSNOW
• 2024-12-16 Sold (MLS) $9,100 MLSNOW
• 2024-11-27 Pending — MLSNOW
• 2024-11-26 Price Changed $15,000 MLSNOW
• 2024-10-29 Listing Removed — MLSNOW
• 2024-10-29 Listed $24,900 MLSNOW
• 2024-09-30 Price Changed $14,000 MLSNOW
• 2024-09-14 Listed $15,000 MLSNOW
• 2007-02-28 Sold (MLS) $7,110 MLSNOW
• 2007-02-28 Listing Removed — MLSNOW
• 2006-11-28 Listed $7,500 MLSNOW
• 2006-11-28 Listed $12,900 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $531 · +2.2% YoY. Source: county tax records.