5810 West Blvd · Youngstown, OH 44512

$124,999

4 bd · 2.5 ba · 1,916 sqft · SingleFamily public records · 105 Days on market

Built 1891 0.53 ac lot $65/sqft · 50% below area

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.7/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Boardman, a motivated seller has just made a significant price adjustment! Public records currently reflect this property as a single-family home; however, it is presently utilized as a converted triplex. The main floor features two separate 1-bedroom, 1-bath units, while the upper level includes an additional 1-bedroom, 1-bath unit. This layout offers multiple income streams and flexibility for investors or owner-occupants looking to offset expenses. Conveniently located near shopping, restaurants, and major roadways, providing easy access to everyday amenities. Buyers are responsible for verifying zoning, use, and any required approvals with the local municipality. Great opportunity to add to your investment portfolio or convert back to a single-family home, now offered at an even more attractive price point!

Key facts

• Converted triplex
• Conveniently located
• 0.53 acre lot

Tags

• CONVERTED TRIPLEX
• MULTIPLE INCOME STREAMS
• FLEXIBILITY FOR INVESTORS
• CONVENIENTLY LOCATED
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 7.0% in Youngstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,749 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — 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. 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. 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: 1.19% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (median comp): $251,307
• List price: $124,999
• Delta: -50.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 Glen Park Rd	0.06mi	3/1.5 (-1)	1,800 (-6%)	4mo	$184,500	$103	75
280 Wildwood Dr	0.47mi	4/1.5	1,920 (+0%)	8mo	$233,000	$121	67
227 Wolcott Dr	0.48mi	3/2.5 (-1)	1,880 (-2%)	3mo	$295,000	$157	67
244 Shields Rd	0.68mi	4/2.5	1,856 (-3%)	2mo	$260,000	$140	62
242 Oakley Ave	0.68mi	4/2.0	1,868 (-2%)	2mo	$222,000	$119	60
804 Brookfield Ave	0.58mi	5/3.0 (+1)	1,877 (-2%)	3mo	$385,000	$205	60
272 Ewing	0.55mi	3/1.5 (-1)	1,937 (+1%)	8mo	$180,000	$93	57
354 Ewing Rd	0.43mi	4/1.0	1,650 (-14%)	1mo	$160,000	$97	50
169 Wolcott Dr	0.58mi	3/1.5 (-1)	1,710 (-11%)	6mo	$201,000	$118	42
419 Brookfield Ave	0.51mi	3/1.5 (-1)	2,192 (+14%)	4mo	$199,000	$91	40
418 Jaronte Dr	0.62mi	5/3.5 (+1)	1,732 (-10%)	8mo	$300,000	$173	39
537 West Glen Dr	0.57mi	3/3.0 (-1)	1,651 (-14%)	8mo	$200,000	$121	37

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $201
• Equity at exit: $18,638

10-year hold

• IRR: 13.4%
• Equity multiple: 2.25×
• Total profit: $43,899
• Equity at exit: $10,808

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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 136
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $234

Break-even live

Break-even rent $1,186

Max offer price $124,999

Occupancy floor 79%

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: —

Listing history 30 events

1. 2026-06-19
   days on market $124,999 Active 105 DOM
2. 2026-06-18
   days on market $124,999 Active 104 DOM
3. 2026-06-17
   days on market $124,999 Active 103 DOM
4. 2026-06-16
   price $124,999 Active 102 DOM
5. 2026-06-16
   days on market $134,999 Active 102 DOM
6. 2026-06-15
   days on market $134,999 Active 101 DOM
7. 2026-06-14
   days on market $134,999 Active 99 DOM
8. 2026-06-13
   days on market $134,999 Active 98 DOM
9. 2026-06-10
   days on market $134,999 Active 96 DOM
10. 2026-06-09
    days on market $134,999 Active 95 DOM
11. 2026-06-08
    days on market $134,999 Active 94 DOM
12. 2026-06-07
    days on market $134,999 Active 93 DOM
13. 2026-06-05
    days on market $134,999 Active 90 DOM
14. 2026-06-03
    status $134,999 Active 88 DOM
15. 2026-06-02
    days on market $134,999 Contingent 88 DOM
16. 2026-06-01
    days on market $134,999 Contingent 87 DOM
17. 2026-05-31
    days on market $134,999 Contingent 86 DOM
18. 2026-05-30
    days on market $134,999 Contingent 85 DOM
19. 2026-05-14
    historical Contingent 848-char remark

    Show marketing remark (848 chars)

    Investment opportunity in Boardman, a motivated seller has just made a significant price adjustment! Public records currently reflect this property as a single-family home; however, it is presently utilized as a converted triplex. The main floor features two separate 1-bedroom, 1-bath units, while the upper level includes an additional 1-bedroom, 1-bath unit. This layout offers multiple income streams and flexibility for investors or owner-occupants looking to offset expenses. Conveniently located near shopping, restaurants, and major roadways, providing easy access to everyday amenities. Buyers are responsible for verifying zoning, use, and any required approvals with the local municipality. Great opportunity to add to your investment portfolio or convert back to a single-family home, now offered at an even more attractive price point!

20. 2026-05-01
    price $134,999 848-char remark

    Show marketing remark (848 chars)

    Investment opportunity in Boardman, a motivated seller has just made a significant price adjustment! Public records currently reflect this property as a single-family home; however, it is presently utilized as a converted triplex. The main floor features two separate 1-bedroom, 1-bath units, while the upper level includes an additional 1-bedroom, 1-bath unit. This layout offers multiple income streams and flexibility for investors or owner-occupants looking to offset expenses. Conveniently located near shopping, restaurants, and major roadways, providing easy access to everyday amenities. Buyers are responsible for verifying zoning, use, and any required approvals with the local municipality. Great opportunity to add to your investment portfolio or convert back to a single-family home, now offered at an even more attractive price point!

21. 2026-03-06
    listed $149,999 Active 848-char remark

    Show marketing remark (848 chars)

    Investment opportunity in Boardman, a motivated seller has just made a significant price adjustment! Public records currently reflect this property as a single-family home; however, it is presently utilized as a converted triplex. The main floor features two separate 1-bedroom, 1-bath units, while the upper level includes an additional 1-bedroom, 1-bath unit. This layout offers multiple income streams and flexibility for investors or owner-occupants looking to offset expenses. Conveniently located near shopping, restaurants, and major roadways, providing easy access to everyday amenities. Buyers are responsible for verifying zoning, use, and any required approvals with the local municipality. Great opportunity to add to your investment portfolio or convert back to a single-family home, now offered at an even more attractive price point!

22. 2024-09-19
    historical
23. 2024-07-09
    status Active
24. 2024-07-03
    historical Contingent
25. 2024-06-14
    listed $165,000 Active
26. 2018-08-08
    soldstatus $65,000
27. 2018-08-07
    soldstatus $65,000 Sold
28. 2018-05-28
    status Pending
29. 2018-05-15
    price $69,900
30. 2018-04-27
    listed $79,900 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: $2,753 · $229/mo
• Projected year-2 tax: $2,753 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $17,784
• − Mortgage interest: −$7,002
• − Property taxes: −$2,753
• − Insurance: −$625
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,636
• Taxable income: $923
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,584/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

+69.0% since first listed

12 events — show timeline

• 2026-05-14 Contingent — MLSNOW
• 2026-05-01 Price Changed $134,999 MLSNOW
• 2026-03-06 Listed $149,999 MLSNOW
• 2024-09-19 Listing Removed — MLSNOW
• 2024-07-09 Relisted — MLSNOW
• 2024-07-03 Contingent — MLSNOW
• 2024-06-14 Listed $165,000 MLSNOW
• 2018-08-08 Sold (Public Records) $65,000 Public Records
• 2018-08-07 Sold (MLS) $65,000 MLSNOW
• 2018-05-28 Pending — MLSNOW
• 2018-05-15 Price Changed $69,900 MLSNOW
• 2018-04-27 Listed $79,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $2,753 · -2.3% YoY. Source: county tax records.