145 S Lakeview Ave · Youngstown, OH 44509

$150,000

4 bd · 3.0 ba · 1,788 sqft · MultiFamily public records · 27 Days on market

Built 1925 6,011 sqft lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 6,011 sq ft lot
• Built 1925
• Listed 26 days

Property features AI

Finance

• Other: Single building on the lot
• Financial info: Annual tax amount reported: $810 (tax year 2025)
• HOA & community: Not specified

Exterior

• Parking: Paved
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Two-story building; Above-grade finished area approximately 1,788 (source: Realist)
• Construction: Aluminum siding; Asphalt/fiberglass roof; Built as recorded in public records
• Exterior features: Paved parking area; Lot recorded at 0.138 acres

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Two-story interior layout; Three full bathrooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,588/mo this rent would consume 52% of the median local household income ($36k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $150k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,823
• Equity at exit: $22,365

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $25,067
• Equity at exit: $12,969

Cash invested: $42,000 (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 44509

• Home prices YoY: -9.3%
• Active inventory: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $338

Break-even live

Break-even rent $1,160

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Portland Ave Youngstown, OH	4.0	2.0	1920	$1,750	$0.91	21d	1	0.37mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	0.99mi

Listing history 29 events

1. 2026-06-19
   days on market $150,000 Active 27 DOM
2. 2026-06-18
   days on market $150,000 Active 26 DOM
3. 2026-06-17
   days on market $150,000 Active 25 DOM
4. 2026-06-16
   days on market $150,000 Active 24 DOM
5. 2026-06-15
   days on market $150,000 Active 23 DOM
6. 2026-06-14
   days on market $150,000 Active 21 DOM
7. 2026-06-13
   days on market $150,000 Active 20 DOM
8. 2026-06-10
   days on market $150,000 Active 18 DOM
9. 2026-06-09
   days on market $150,000 Active 17 DOM
10. 2026-06-08
    days on market $150,000 Active 16 DOM
11. 2026-06-07
    days on market $150,000 Active 15 DOM
12. 2026-06-03
    days on market $150,000 Active 11 DOM
13. 2026-06-02
    days on market $150,000 Active 10 DOM
14. 2026-06-01
    days on market $150,000 Active 9 DOM
15. 2026-05-31
    days on market $150,000 Active 8 DOM
16. 2026-05-30
    days on market $150,000 Active 7 DOM
17. 2026-05-23
    listed $150,000 Active
18. 2025-08-25
    historical $750
19. 2025-06-25
    price $750
20. 2025-05-07
    listed $825
21. 2025-04-15
    historical $825
22. 2025-04-05
    historical $825
23. 2025-02-28
    listed $825
24. 2025-02-25
    listed $775
25. 2025-01-28
    historical $775
26. 2024-12-20
    historical $775
27. 2024-12-19
    listed $775
28. 2024-11-28
    listed $675
29. 2023-07-18
    soldstatus $39,900

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$765/yr (+$64/mo · 94.4%)

ⓘ 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 ≥98°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: $19,059
• − Mortgage interest: −$8,402
• − Property taxes: −$810
• − Insurance: −$750
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$4,364
• Taxable income: $1,684
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,653/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

+275.9% since first listed

13 events — show timeline

• 2026-05-23 Listed $150,000 MLSNOW
• 2025-08-25 Rental Removed $750 YESMLS
• 2025-06-25 Price Changed $750 YESMLS
• 2025-05-07 Listed for Rent $825 YESMLS
• 2025-04-15 Rental Removed $825 YESMLS
• 2025-04-05 Rental Removed $825 YESMLS
• 2025-02-28 Listed for Rent $825 YESMLS
• 2025-02-25 Listed for Rent $775 YESMLS
• 2025-01-28 Rental Removed $775 YESMLS
• 2024-12-20 Rental Removed $775 YESMLS
• 2024-12-19 Listed for Rent $775 YESMLS
• 2024-11-28 Listed for Rent $675 YESMLS
• 2023-07-18 Sold (Public Records) $39,900 Public Records

Property tax history

-1.0%/yr

Latest (2025): $810 · -11.9% YoY. Source: county tax records.