815 Detroit Ave · Youngstown, OH 44502

$79,900

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 13 Days on market

Built 1951 5,619 sqft lot Est $64k · 25% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

original family ownership here very nice brick home, relaxing yard with pond area and attached storage shed. two wonderful sized bedrooms with possible large third on second level. Updated kitchen with refrigerator, microwave and gas stove. Hardwood flooring in living room with relaxing fireplace. , full basement with bar. updates include newer furnace- a/c unit- electrical box -glass block windows and years of family care! Detached garage and close to shopping dining and more.

Key facts

• New hot water tank
• Newer roof
• Brick cape cod

Tags

• BRICK CAPE COD
• HARDWOOD FLOORS
• NEWER ROOF
• NEWER WINDOWS
• NEW HOT WATER TANK
• CLASSIC BRICK EXTERIOR

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Asphalt/fiberglass roof; Above-grade finished area about 1,248 (source: assessor)
• Construction: Brick construction; Asphalt and fiberglass roofing
• Exterior features: Lot approximately 0.129 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating provided (gas, includes fireplace)
• Interior features: Full basement; Gas fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $80k).
• Cap rate 10.4% vs local median 6.3% 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: 47 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $19k; list at $80k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1951 — 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 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: 1.24% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $64,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 E Avondale Ave	0.13mi	3/1.0 (+1)	1,224 (+7%)	5mo	$64,000	$52	74
582 Roxbury Ave	0.24mi	3/1.0 (+1)	1,256 (+10%)	1mo	$112,900	$90	67
3005 Rush Blvd	0.57mi	3/1.0 (+1)	1,160 (+1%)	2mo	$26,000	$22	64
544 Miller St	0.62mi	3/1.5 (+1)	1,170 (+2%)	3mo	$47,000	$40	57
221 E Avondale Ave	0.65mi	3/1.0 (+1)	1,181 (+3%)	3mo	$53,000	$45	57
347 E Ravenwood Ave	0.44mi	3/1.0 (+1)	1,062 (-7%)	8mo	$60,000	$56	56
1122 Inverness Ave	0.36mi	3/2.0 (+1)	1,309 (+14%)	4mo	$126,900	$97	47
1321 Detroit Ave	0.47mi	3/2.0 (+1)	1,001 (-12%)	2mo	$60,000	$60	47
708 Miller St	0.59mi	3/1.0 (+1)	1,304 (+14%)	1mo	$55,000	$42	43
230 Clarencedale Ave	0.73mi	3/1.5 (+1)	1,232 (+8%)	5mo	$130,000	$106	42
3006 Shirley Rd	0.67mi	3/2.0 (+1)	1,020 (-11%)	0mo	$105,000	$103	42
241 Clarencedale Ave	0.72mi	3/1.0 (+1)	1,305 (+14%)	8mo	$50,000	$38	31

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

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.99×
• Total profit: $22,067
• Equity at exit: $30,553

10-year hold

• IRR: 20.9%
• Equity multiple: 3.71×
• Total profit: $60,635
• Equity at exit: $43,271

Cash invested: $22,372 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 47
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$419
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $275

Break-even live

Break-even rent $647

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $320	-5% $297	+0% $275	+5% $252	+10% $230
Rent	-10% $196	-5% $236	+0% $275	+5% $314	+10% $353
Rate	-1.0pp $315	-0.5pp $295	base $275	+0.5pp $254	+1.0pp $233

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 E Midlothian Blvd Youngstown, OH	1.0	1.0	708	$750	$1.06	15d	1	0.29mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	22d	1	0.38mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	45d	1	0.98mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	45d	1	1.08mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	15d	1	1.19mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	15d	1	1.26mi
2002 Brownlee Ave Youngstown, OH	1.0	1.0	820	$875	$1.07	45d	1	1.29mi

Listing history 11 events

1. 2026-06-21
   days on market $79,900 Active 13 DOM
2. 2026-06-19
   days on market $79,900 Active 11 DOM
3. 2026-06-18
   days on market $79,900 Active 10 DOM
4. 2026-06-17
   days on market $79,900 Active 9 DOM
5. 2026-06-16
   days on market $79,900 Active 8 DOM
6. 2026-06-15
   days on market $79,900 Active 7 DOM
7. 2026-06-14
   days on market $79,900 Active 5 DOM
8. 2026-06-13
   days on market $79,900 Active 4 DOM
9. 2026-06-10
   days on market $79,900 Active 2 DOM
10. 2026-06-09
    remarks 693-char remark
11. 2026-06-09
    listed $79,900 Active 1 DOM

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$272/yr (+$23/mo · 38.7%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,934
• − Mortgage interest: −$4,476
• − Property taxes: −$703
• − Insurance: −$400
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,324
• Taxable income: $2,123
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,788/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 County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 9,594
• Household income: $31,170
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 566.0

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 0.67)
• Race & ethnicity: White 44% Black 35% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 2% Serbian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 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: ▲ 1.78%
• Current HPI: 246.2163
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-PA
• 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

+102.3% since first listed

16 events — show timeline

• 2026-06-08 Listed $79,900 MLSNOW
• 2025-10-10 Rental Removed $900 YESMLS
• 2025-10-01 Listed for Rent $900 YESMLS
• 2025-09-30 Listing Removed — MLSNOW
• 2025-08-24 Price Changed $79,900 MLSNOW
• 2025-08-01 Listed $89,500 MLSNOW
• 2016-02-03 Sold (MLS) $19,000 MLSNOW
• 2016-01-20 Pending — MLSNOW
• 2016-01-20 Contingent — MLSNOW
• 2016-01-08 Price Changed $19,000 MLSNOW
• 2015-10-07 Price Changed $23,900 MLSNOW
• 2015-09-29 Price Changed $24,000 MLSNOW
• 2015-08-19 Price Changed $28,000 MLSNOW
• 2015-06-24 Price Changed $29,500 MLSNOW
• 2015-05-03 Price Changed $39,000 MLSNOW
• 2015-04-17 Listed $39,500 MLSNOW

Property tax history

+0.4%/yr

Latest (2025): $703 · -11.9% YoY. Source: county tax records.