104 S Glenellen Ave · Youngstown, OH 44509

$68,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 195 Days on market

Built 1920 3,746 sqft lot Est $86k · 19% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Listing remarks MLS

FHA Case#412-424401. Sold-as-is. No warranties or guarantees buyer must be preapproved or have proof of funds , uninsured property, has more than $5000 worth of repairs Financing for this type would be 203 (k). if the house will be worth the total of as is value and cost to rehabilatate then the FHA lender 203(k) lender can make one loan. Must have letter of pre-approval when making bid & earnest money of $500.

Key facts

• Covered front porch
• First floor bath
• Rec and storage area

Tags

• COVERED FRONT PORCH
• FIRST FLOOR BATH
• BREAKFAST NOOK PANTRY AREA
• LAUNDRY SPACE IN BASEMENT
• REC AND STORAGE AREA
• ELECTRIC PANEL UPDATED

Property features AI

Exterior

• Parking: Detached paved garage; One garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Aluminum siding exterior; Block foundation; Asphalt/fiberglass roof
• Construction: Built (year source: public records)
• Exterior features: Front porch; Side porch; No additional exterior features listed

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Bedroom on second level
• Flooring: Hardwood flooring in living and dining rooms; Carpet on second-level rooms
• Bathrooms: One full bathroom; One half bathroom; Main-level bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $4k; list at $69k implies a 1580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1920 — 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: 1.33% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.31%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $85,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 S Glenellen Ave	0.03mi	3/1.0 (+1)	1,144 (+8%)	1mo	$92,500	$81	79
405 N Osborn Ave	0.53mi	2/1.0	1,030 (-2%)	2mo	$83,000	$81	69
38 S Hartford Ave	0.30mi	3/1.5 (+1)	1,100 (+4%)	4mo	$50,000	$45	69
732 S Hazelwood Ave	0.66mi	2/1.0	1,059 (+0%)	2mo	$78,000	$74	67
2617 Scheetz St	0.35mi	3/2.0 (+1)	1,008 (-4%)	3mo	$63,000	$63	64
26 Bouquet Ave	0.12mi	3/1.5 (+1)	1,200 (+14%)	1mo	$92,000	$77	64
512 S Hazelwood Ave	0.45mi	3/1.0 (+1)	1,128 (+7%)	5mo	$129,527	$115	59
207 S Belle Vis	0.69mi	2/1.0	1,120 (+6%)	1mo	$53,900	$48	57
433 N Hartford Ave	0.61mi	2/1.0	952 (-10%)	3mo	$125,000	$131	53
718 N Bon Air Ave	0.74mi	3/2.0 (+1)	1,036 (-2%)	2mo	$112,500	$109	52
503 N Dunlap Ave	0.66mi	3/1.0 (+1)	925 (-12%)	2mo	$125,000	$135	42
110 S Maryland Ave	0.70mi	3/1.0 (+1)	1,190 (+13%)	2mo	$30,000	$25	39

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $6,558
• Equity at exit: $10,273

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $28,516
• Equity at exit: $5,957

Cash invested: $19,292 (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: 6.3×

Monthly cashflow live

• Estimated rent: $915 high
• Mortgage (P&I): −$361
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $278

Break-even live

Break-even rent $563

Max offer price $68,900

Occupancy floor 65%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2634 Austin Ave Youngstown, OH	2.0	1.0	784	$775	$0.99	43d	1	0.19mi
3143 Mahoning Ave Youngstown, OH	2.0	1.0	700	$1,000	$1.43	21d	1	0.29mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	21d	1	0.31mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	13d	1	1.05mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	21d	1	1.21mi
131 N Edgehill Ave Youngstown, OH	3.0	1.0	1200	$1,350	$1.12	21d	1	1.33mi

Listing history 26 events

1. 2026-06-19
   days on market $68,900 Active 195 DOM
2. 2026-06-18
   days on market $68,900 Active 194 DOM
3. 2026-06-17
   days on market $68,900 Active 193 DOM
4. 2026-06-16
   days on market $68,900 Active 192 DOM
5. 2026-06-15
   days on market $68,900 Active 191 DOM
6. 2026-06-14
   days on market $68,900 Active 189 DOM
7. 2026-06-13
   days on market $68,900 Active 188 DOM
8. 2026-06-10
   days on market $68,900 Active 186 DOM
9. 2026-06-09
   days on market $68,900 Active 185 DOM
10. 2026-06-08
    days on market $68,900 Active 184 DOM
11. 2026-06-07
    days on market $68,900 Active 183 DOM
12. 2026-06-03
    days on market $68,900 Active 179 DOM
13. 2026-06-02
    days on market $68,900 Active 178 DOM
14. 2026-06-01
    days on market $68,900 Active 177 DOM
15. 2026-05-31
    days on market $68,900 Active 176 DOM
16. 2026-05-30
    days on market $68,900 Active 175 DOM
17. 2026-04-25
    price $68,900
18. 2025-12-06
    listed $69,900 Active
19. 2008-10-01
    historical
20. 2008-09-04
    soldstatus $4,100 423-char remark

    Show marketing remark (423 chars)

    FHA Case#412-424401. Sold-as-is. No warranties or guarantees buyer must be preapproved or have proof of funds , uninsured property, has more than $5000 worth of repairs Financing for this type would be 203 (k). if the house will be worth the total of as is value and cost to rehabilatate then the FHA lender 203(k) lender can make one loan. Must have letter of pre-approval when making bid & earnest money of $500.

21. 2008-05-24
    listed $5,500 423-char remark

    Show marketing remark (423 chars)

    FHA Case#412-424401. Sold-as-is. No warranties or guarantees buyer must be preapproved or have proof of funds , uninsured property, has more than $5000 worth of repairs Financing for this type would be 203 (k). if the house will be worth the total of as is value and cost to rehabilatate then the FHA lender 203(k) lender can make one loan. Must have letter of pre-approval when making bid & earnest money of $500.

22. 2008-01-03
    historical
23. 2007-11-02
    listed $10,509
24. 2007-08-03
    listed $12,363
25. 1999-03-10
    soldstatus $35,900
26. 1989-02-15
    soldstatus $18,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $866 · $72/mo
• Expected delta: +$209/yr (+$17/mo · 31.8%)

ⓘ 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 ≥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: $10,984
• − Mortgage interest: −$3,859
• − Property taxes: −$657
• − Insurance: −$344
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$2,004
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $2,773/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

+282.8% since first listed

10 events — show timeline

• 2026-04-25 Price Changed $68,900 MLSNOW
• 2025-12-06 Listed $69,900 MLSNOW
• 2008-10-01 Listing Removed — MLSNOW
• 2008-09-04 Sold (MLS) $4,100 MLSNOW
• 2008-05-24 Listed $5,500 MLSNOW
• 2008-01-03 Listing Removed — MLSNOW
• 2007-11-02 Listed $10,509 MLSNOW
• 2007-08-03 Listed $12,363 MLSNOW
• 1999-03-10 Sold (Public Records) $35,900 Public Records
• 1989-02-15 Sold (Public Records) $18,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $657 · -11.9% YoY. Source: county tax records.