826 Michigan Ave · Youngstown, OH 44504

$210,000

4 bd · 2.0 ba · 2,288 sqft · MultiFamily public records · 267 Days on market

Built 1910 7,492 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 +19.9/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 826 Michigan Avenue This Duplex is currently vacant, 7 Bedrooms in total each rents at $575 per month. Each Floor has a kitchen and full bath The property has additional storage space for tenants and the owner alike between in the Basement and Shed. There is a shared laundry space in the basement along with ample parking The YSU penguin shuttle picks up infront of the property. The WRTA picks up less then a 5 minute walk from the property. Ysu is less then a 10 minute walk away, Wick park and its pavilion is just as close. Owner covers all utilities including internet and lawn care in the previous leases: The average monthly cost for the owner at full occupancy in expenses w

Key facts

• 7,492 sq ft lot
• Parking
• Built 1910

Property features AI

Exterior

• Parking: Additional parking available
• Utilities: Public water; Public sewer
• Home design: 2-story building; Updated/remodeled
• Construction: Vinyl siding; Metal roof; Built (year per public records)
• Exterior features: Additional parking

Interior

• Bedrooms: Second-floor unit with two-bedroom description (listed as 3 bedrooms); First-floor unit with four-bedroom (4 bedrooms)
• Bathrooms: Two full bathrooms total; Each unit has one bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Full basement; Updated/remodeled condition; 12 total rooms

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive. Per door: $127/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (10.1% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

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: 28 active listings in the ZIP; 1 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 $1,888/mo this rent would consume 56% of the median local household income ($40k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (6.7% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 8650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $98,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1336 Elm St	0.45mi	5/2.0 (+1)	2,254 (-2%)	13mo	$98,000	$43	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.46×
• Total profit: $85,873
• Equity at exit: $141,715

10-year hold

• IRR: 20.0%
• Equity multiple: 5.04×
• Total profit: $237,679
• Equity at exit: $265,814

Cash invested: $58,800 (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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $255

Break-even live

Break-even rent $1,566

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $374	-5% $314	+0% $255	+5% $195	+10% $136
Rent	-10% $106	-5% $180	+0% $255	+5% $329	+10% $404
Rate	-1.0pp $361	-0.5pp $308	base $255	+0.5pp $200	+1.0pp $145

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$1,888
Total (2 units)			$1,888

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$760	$0.50	14d	10	0.42mi

Listing history 33 events

1. 2026-06-19
   days on market $210,000 Active 267 DOM
2. 2026-06-18
   days on market $210,000 Active 266 DOM
3. 2026-06-17
   days on market $210,000 Active 265 DOM
4. 2026-06-16
   days on market $210,000 Active 264 DOM
5. 2026-06-15
   days on market $210,000 Active 263 DOM
6. 2026-06-14
   days on market $210,000 Active 261 DOM
7. 2026-06-13
   days on market $210,000 Active 260 DOM
8. 2026-06-10
   days on market $210,000 Active 258 DOM
9. 2026-06-09
   days on market $210,000 Active 257 DOM
10. 2026-06-08
    days on market $210,000 Active 256 DOM
11. 2026-06-07
    days on market $210,000 Active 255 DOM
12. 2026-06-03
    days on market $210,000 Active 251 DOM
13. 2026-06-02
    days on market $210,000 Active 250 DOM
14. 2026-06-01
    days on market $210,000 Active 249 DOM
15. 2026-05-31
    days on market $210,000 Active 248 DOM
16. 2026-05-30
    days on market $210,000 Active 247 DOM
17. 2026-05-15
    historical $2,400
18. 2026-04-05
    price $210,000
19. 2026-03-14
    listed $2,400
20. 2025-12-29
    price $220,000
21. 2025-11-17
    price $227,500
22. 2025-10-10
    status Active
23. 2025-10-10
    price $230,000
24. 2025-09-25
    historical Contingent
25. 2025-09-25
    listed $257,500 Active
26. 2025-09-15
    historical
27. 2025-08-02
    status Active
28. 2025-07-30
    historical
29. 2025-05-09
    price $257,500
30. 2025-04-25
    status Active
31. 2025-04-14
    status Pending
32. 2025-02-11
    listed $265,000 Active
33. 2024-06-27
    soldstatus $200,000

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,926 · $160/mo
• Expected delta: +$1,350/yr (+$113/mo · 234.4%)

ⓘ 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 ≥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: $22,656
• − Mortgage interest: −$11,763
• − Property taxes: −$576
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$6,109
• Taxable loss: −$467
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $3,169/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): 5,185
• Household income: $40,156
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 15.7

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 0.65)
• Race & ethnicity: White 45% Black 38% Two or more races 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Serbian 1% Romanian 1%
• Foreign-born: 7% · Canada, Dominican Republic, South Korea
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 1%

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: ▲ 6.72%
• Current HPI: 174.9495
• 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

-98.8% since first listed

17 events — show timeline

• 2026-05-15 Rental Removed $2,400 BUILDIUM
• 2026-04-05 Price Changed $210,000 MLSNOW
• 2026-03-14 Listed for Rent $2,400 BUILDIUM
• 2025-12-29 Price Changed $220,000 MLSNOW
• 2025-11-17 Price Changed $227,500 MLSNOW
• 2025-10-10 Relisted — MLSNOW
• 2025-10-10 Price Changed $230,000 MLSNOW
• 2025-09-25 Contingent — MLSNOW
• 2025-09-25 Listed $257,500 MLSNOW
• 2025-09-15 Listing Removed — MLSNOW
• 2025-08-02 Relisted — MLSNOW
• 2025-07-30 Listing Removed — MLSNOW
• 2025-05-09 Price Changed $257,500 MLSNOW
• 2025-04-25 Relisted — MLSNOW
• 2025-04-14 Pending — MLSNOW
• 2025-02-11 Listed $265,000 MLSNOW
• 2024-06-27 Sold (Public Records) $200,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $576 · -11.9% YoY. Source: county tax records.