2233 Glenwood Ave · Youngstown, OH 44511

$99,000

4 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 20 Days on market

Built 1947 8,407 sqft lot Est $93k · 6% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Cash buyers and investors take note! This 3-bedroom, 1-bath home offers solid potential with key updates already completed, including new kitchen flooring and refinished original hardwood floors on the main level. Additional lot included—ideal for expansion, redevelopment, or added value. Property being sold as-is.

Key facts

• New kitchen flooring
• 8,407 sq ft lot
• 2 garage spots

Tags

• NEW KITCHEN FLOORING
• ADDITIONAL LOT INCLUDED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• 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: 73 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $93,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Winona Dr	0.22mi	4/1.5	1,606 (+3%)	4mo	$140,000	$87	79
937 W Indianola Ave	0.52mi	4/1.0	1,598 (+3%)	2mo	$95,500	$60	70
802 W Laclede Ave	0.27mi	5/2.0 (+1)	1,630 (+5%)	3mo	$62,000	$38	68
555 W Evergreen Ave	0.25mi	3/1.0 (-1)	1,418 (-9%)	3mo	$45,500	$32	66
753 Mineral Springs Ave	0.21mi	3/2.0 (-1)	1,409 (-9%)	0mo	$170,000	$121	65
611 Cohasset Dr	0.34mi	3/1.0 (-1)	1,430 (-8%)	1mo	$16,001	$11	65
980 W Laclede Ave	0.39mi	3/1.0 (-1)	1,453 (-7%)	2mo	$97,000	$67	64
520 Kenmore Ave	0.72mi	4/1.5	1,440 (-8%)	3mo	$66,000	$46	50
196 W Delason Ave	0.71mi	4/1.5	1,440 (-8%)	4mo	$89,000	$62	49
199 W Princeton Ave	0.66mi	4/2.0	1,728 (+11%)	1mo	$85,000	$49	46
970 Bonnie Brae Ave	0.72mi	3/2.0 (-1)	1,409 (-9%)	2mo	$160,000	$114	40
137 Chicago Ave	0.72mi	3/2.5 (-1)	1,668 (+7%)	4mo	$50,000	$30	40

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $9,598
• Equity at exit: $14,761

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $41,339
• Equity at exit: $8,560

Cash invested: $27,720 (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 44511

• Home prices YoY: -12.6%
• Active inventory: 73
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $403

Break-even live

Break-even rent $800

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	0.84mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.23mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.24mi

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-03-28
   listed $99,000 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: $861 · $72/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$342/yr (+$28/mo · 39.7%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 16 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: $15,720
• − Mortgage interest: −$5,546
• − Property taxes: −$861
• − Insurance: −$495
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,880
• Taxable income: $3,424
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,011/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 County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 18,909
• Household income: $56,880
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 336.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -40.81%
• Current HPI: 283.9088
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-20 Pending — MLSNOW
• 2026-03-28 Listed $99,000 MLSNOW

Property tax history

+73.6%/yr

Latest (2025): $861 · -6.0% YoY. Source: county tax records.