2217 Oakwood Ave · Youngstown, OH 44509

$225,000

8 bd · 4.0 ba · 4,480 sqft · MultiFamily public records · 24 Days on market

Built 1931 7,884 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investment opportunity on the west side of Youngstown! This sizable brick fourplex offers strong income potential with room for future rent increases. Each unit features its own private front and back porch entrances, creating added privacy and appeal for tenants. Inside, every unit includes a spacious living room, formal dining room, kitchen, and private basement access. The second floor offers two bedrooms and a full bathroom in each unit. Separate gas and electric utilities for each unit while water is serviced through one meter. Seller is willing to accommodate reasonable repairs if needed, making this a great opportunity for investors or owner-occupants alike. Don’t miss the chan

Key facts

• Formal dining room
• Multi-unit property
• Spacious living room

Tags

• PRIVATE FRONT AND BACK PORCH
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• PRIVATE BASEMENT ACCESS
• MULTI-UNIT PROPERTY

Property features AI

Finance

• Financial info: Owner pays sewer, trash collection, and water; Tenant pays electricity and gas; Annual tax amount reported

Exterior

• Parking: Common outside unpaved parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick building; Year built per public records
• Construction: Brick construction; Asphalt/fiberglass shingle roof
• Exterior features: Unpaved outside common parking

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $365/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 6.9% 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: 66 active listings in the ZIP; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $3,646/mo this rent would consume 120% 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y 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 $35k; list at $225k implies a 536% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.62% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 5.1

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $56,586
• Equity at exit: $33,548

10-year hold

• IRR: 30.0%
• Equity multiple: 3.68×
• Total profit: $169,006
• Equity at exit: $19,454

Cash invested: $63,000 (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: 66
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $3,646 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $1,461

Break-even live

Break-even rent $1,796

Max offer price $225,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,589	-5% $1,525	+0% $1,461	+5% $1,398	+10% $1,334
Rent	-10% $1,173	-5% $1,317	+0% $1,461	+5% $1,605	+10% $1,749
Rate	-1.0pp $1,575	-0.5pp $1,519	base $1,461	+0.5pp $1,403	+1.0pp $1,344

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,644
Total (4 units)			$3,646

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $225,000 Active 24 DOM
2. 2026-06-19
   days on market $225,000 Active 22 DOM
3. 2026-06-18
   days on market $225,000 Active 21 DOM
4. 2026-06-17
   days on market $225,000 Active 20 DOM
5. 2026-06-16
   days on market $225,000 Active 19 DOM
6. 2026-06-15
   days on market $225,000 Active 18 DOM
7. 2026-06-14
   days on market $225,000 Active 16 DOM
8. 2026-06-13
   days on market $225,000 Active 15 DOM
9. 2026-06-10
   days on market $225,000 Active 13 DOM
10. 2026-06-09
    days on market $225,000 Active 12 DOM
11. 2026-06-08
    days on market $225,000 Active 11 DOM
12. 2026-06-07
    days on market $225,000 Active 10 DOM
13. 2026-06-03
    days on market $225,000 Active 6 DOM
14. 2026-06-02
    days on market $225,000 Active 5 DOM
15. 2026-06-01
    days on market $225,000 Active 4 DOM
16. 2026-05-31
    days on market $225,000 Active 3 DOM
17. 2026-05-30
    days on market $225,000 Active 2 DOM
18. 2026-05-28
    listed $225,000 Active
19. 1995-10-30
    soldstatus $35,365
20. 1995-04-18
    historical
21. 1994-10-18
    listed $64,900

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,627 · $219/mo
• Expected delta: +$883/yr (+$74/mo · 50.6%)

ⓘ 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: $43,752
• − Mortgage interest: −$12,603
• − Property taxes: −$1,744
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,500
• − Management: −$3,500
• − Depreciation: −$6,545
• Taxable income: $14,734
• Est. tax owed @ 24.0%: −$3,536
• After-tax cash flow: $14,000/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

+246.7% since first listed

4 events — show timeline

• 2026-05-28 Listed $225,000 MLSNOW
• 1995-10-30 Sold (Public Records) $35,365 Public Records
• 1995-04-18 Listing Removed — MLSNOW
• 1994-10-18 Listed $64,900 MLSNOW

Property tax history

+1.5%/yr

Latest (2025): $1,744 · -9.1% YoY. Source: county tax records.