1516 Midland Ave · Youngstown, OH 44509

$47,500

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 189 Days on market

Built 1910 3,397 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
• 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

Great opportunity for an investment property. Formerly rented. Freshly painted and cleaned inside and out. 2 bedrooms, 1.5 baths with walk-out basement.

Key facts

• 3,397 sq ft lot
• Parking
• Built 1910

Property features AI

Finance

• Financial info: Annual tax information available (amounts excluded per instructions)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior; Shingle and slate roof; Block foundation
• Construction: Built (year from public records); Vinyl siding construction; Asphalt and slate roofing; Block foundation
• Exterior features: Lot dimensions approximately 29 x 126

Interior

• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Partially finished basement with interior and exterior entry and walk-out access; Updated / remodeled condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: 64 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $328 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $48k implies a 239% 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 $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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. 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: 1.82% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.71%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $101,248
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1639 Midland Ave	0.18mi	2/1.0	926 (+3%)	14mo	$27,000	$29	74
2101 Cherry Hill Ave	0.62mi	3/1.0 (+1)	884 (-1%)	2mo	$100,000	$113	62
325 N Belle Vista Ave	0.42mi	3/1.0 (+1)	884 (-1%)	19mo	$37,000	$42	57
1928 Donald Ave	0.65mi	2/1.0	896 (0%)	19mo	$105,900	$118	54
433 N Hartford Ave	0.75mi	2/1.0	952 (+6%)	3mo	$125,000	$131	52
110 N Brockway Ave	0.75mi	2/1.0	974 (+9%)	12mo	$110,000	$113	40
115 N Maryland Ave	0.48mi	3/2.0 (+1)	768 (-14%)	12mo	$87,000	$113	35
442 Elberen St	0.72mi	2/2.0	832 (-7%)	24mo	$56,000	$67	31

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: 30.2%
• Equity multiple: 2.26×
• Total profit: $16,803
• Equity at exit: $7,082

10-year hold

• IRR: 37.4%
• Equity multiple: 4.47×
• Total profit: $46,166
• Equity at exit: $4,107

Cash invested: $13,300 (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 44509

• Home prices YoY: -9.3%
• Active inventory: 64
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $866 high
• Mortgage (P&I): −$249
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $385

Break-even live

Break-even rent $379

Max offer price $47,500

Occupancy floor 51%

Sensitivity live

Price	-10% $412	-5% $398	+0% $385	+5% $371	+10% $358
Rent	-10% $316	-5% $351	+0% $385	+5% $419	+10% $453
Rate	-1.0pp $409	-0.5pp $397	base $385	+0.5pp $372	+1.0pp $360

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Mahoning Ave Unit 1612-02 Youngstown, OH	1.0	1.0	600	$750	$1.25	22d	1	0.48mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	22d	1	0.96mi
2634 Austin Ave Youngstown, OH	2.0	1.0	784	$775	$0.99	44d	1	1.17mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	14d	1	1.27mi
3143 Mahoning Ave Youngstown, OH	2.0	1.0	700	$1,000	$1.43	22d	1	1.37mi

Listing history 26 events

1. 2026-06-19
   days on market $47,500 Active 189 DOM
2. 2026-06-18
   days on market $47,500 Active 188 DOM
3. 2026-06-17
   days on market $47,500 Active 187 DOM
4. 2026-06-16
   days on market $47,500 Active 186 DOM
5. 2026-06-15
   days on market $47,500 Active 185 DOM
6. 2026-06-14
   days on market $47,500 Active 183 DOM
7. 2026-06-13
   days on market $47,500 Active 182 DOM
8. 2026-06-10
   days on market $47,500 Active 180 DOM
9. 2026-06-09
   days on market $47,500 Active 179 DOM
10. 2026-06-08
    days on market $47,500 Active 178 DOM
11. 2026-06-07
    days on market $47,500 Active 177 DOM
12. 2026-06-03
    days on market $47,500 Active 173 DOM
13. 2026-06-02
    days on market $47,500 Active 172 DOM
14. 2026-06-01
    days on market $47,500 Active 171 DOM
15. 2026-05-31
    days on market $47,500 Active 170 DOM
16. 2026-05-30
    days on market $47,500 Active 169 DOM
17. 2026-04-12
    status Active
18. 2026-02-07
    status Pending
19. 2026-01-23
    historical Contingent
20. 2026-01-22
    price $60,000
21. 2025-12-08
    price $56,600
22. 2025-11-11
    price $59,600
23. 2025-10-28
    price $62,700
24. 2025-10-21
    price $66,025
25. 2025-10-08
    listed $69,500 Active
26. 1999-08-19
    soldstatus $14,000

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $551 · $46/mo
• Expected delta: +$190/yr (+$16/mo · 52.5%)

ⓘ 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: $10,386
• − Mortgage interest: −$2,661
• − Property taxes: −$362
• − Insurance: −$238
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$1,382
• Taxable income: $4,083
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $3,637/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): 10,775
• Household income: $36,472
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 10.4

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: White 58% Black 27% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 2% Subsaharan African 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -22.34%
• Current HPI: 217.0797
• 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

+328.6% since first listed

10 events — show timeline

• 2026-04-12 Relisted — MLSNOW
• 2026-02-07 Pending — MLSNOW
• 2026-01-23 Contingent — MLSNOW
• 2026-01-22 Price Changed $60,000 MLSNOW
• 2025-12-08 Price Changed $56,600 MLSNOW
• 2025-11-11 Price Changed $59,600 MLSNOW
• 2025-10-28 Price Changed $62,700 MLSNOW
• 2025-10-21 Price Changed $66,025 MLSNOW
• 2025-10-08 Listed $69,500 MLSNOW
• 1999-08-19 Sold (Public Records) $14,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $362 · -11.8% YoY. Source: county tax records.