190 Meadowbrook Ave · Youngstown, OH 44512

$65,000

2 bd · 1.0 ba · 757 sqft · SingleFamily public records · 7 Days on market

Built 1931 3,528 sqft lot $86/sqft · 40% below area Est $108k · 40% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Doll House! Just waiting for you to move in. Most of the work has been done in the past 5 years - new landscaping rocks this summer. Appliances stay with this home.

Key facts

• Black appliances
• Roof 2022
• Walk-in style closet

Tags

• 1 FLOOR LIVING
• BLACK APPLIANCES
• LAUNDRY AND UTILITY ROOM
• WALK-IN STYLE CLOSET
• ROOF 2022
• HWT 2024

Property features AI

Finance

• Financial info: Annual taxes available (not included per instructions)

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water service; Public sewer service
• Home design: Single-story home
• Construction: Built (year per public records); Aluminum siding; Wood siding; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer; Lot recorded in public records

Interior

• Kitchen: Microwave; Range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement; Total of 4 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $65k).
• Cap rate 12.9% 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.
• Boardman Local (urban): math 63% / reading 71% proficiency, ranked #189 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.6%/yr); 136 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 6.6% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 33y 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.

Risks & watch-outs

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

Recommended offer $65,000

Questions for the listing agent

1. Built in 1931 — 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: 1.52% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.61%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (median comp): $108,122
• List price: $65,000
• Delta: -39.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
383 Erskine Ave	0.39mi	2/1.0	720 (-5%)	9mo	$128,000	$178	66
149 Argyle Ave	0.10mi	2/1.0	870 (+15%)	5mo	$142,000	$163	66
360 Melrose Ave	0.40mi	2/1.0	720 (-5%)	15mo	$107,000	$149	61
101 Shields Rd	0.72mi	2/1.0	840 (+11%)	22mo	$107,000	$127	30

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.88×
• Total profit: $15,949
• Equity at exit: $9,692

10-year hold

• IRR: 31.0%
• Equity multiple: 4.27×
• Total profit: $59,478
• Equity at exit: $5,620

Cash invested: $18,200 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 136
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$341
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $358

Break-even live

Break-even rent $537

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Mathews Rd Boardman, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.44mi
80 Romaine Ave Unit B Youngstown, OH	2.0	1.0	1000	$795	$0.80	13d	1	0.54mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	43d	1	0.75mi
86 Ferncliff Ave Youngstown, OH	2.0	1.0	1027	$1,200	$1.17	21d	1	0.76mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	43d	1	0.87mi
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	13d	1	0.92mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	13d	1	1.03mi
360 Shields Rd Unit 360 Youngstown, OH	2.0	1.0	974	$925	$0.95	21d	1	1.21mi
7116 Claybourne Ave Youngstown, OH	3.0	1.5	1020	$1,600	$1.57	21d	1	1.21mi
7125 Locust Ave Unit 7125-11 Youngstown, OH	2.0	1.0	880	$950	$1.08	21d	1	1.32mi

Listing history 22 events

1. 2026-05-05
   status Pending 795-char remark
2. 2026-04-28
   listed $65,000 Active 795-char remark
3. 2021-10-04
   historical
4. 2021-09-17
   historical Contingent
5. 2021-09-06
   status Active
6. 2021-08-29
   historical Contingent
7. 2021-08-16
   status Active
8. 2021-07-23
   status Pending
9. 2021-07-16
   price $55,000
10. 2021-07-01
    listed $60,000 Active
11. 2017-10-04
    soldstatus $34,000
12. 2017-10-02
    soldstatus $34,000 Sold

    Show marketing remark (164 chars)

    Doll House! Just waiting for you to move in. Most of the work has been done in the past 5 years - new landscaping rocks this summer. Appliances stay with this home.

13. 2017-09-29
    status Pending

    Show marketing remark (164 chars)

    Doll House! Just waiting for you to move in. Most of the work has been done in the past 5 years - new landscaping rocks this summer. Appliances stay with this home.

14. 2017-07-12
    historical Contingent

    Show marketing remark (164 chars)

    Doll House! Just waiting for you to move in. Most of the work has been done in the past 5 years - new landscaping rocks this summer. Appliances stay with this home.

15. 2017-06-27
    listed $38,000 Active

    Show marketing remark (164 chars)

    Doll House! Just waiting for you to move in. Most of the work has been done in the past 5 years - new landscaping rocks this summer. Appliances stay with this home.

16. 2009-05-26
    soldstatus $16,000
17. 2009-05-22
    soldstatus $16,000
18. 2008-10-31
    historical
19. 2008-09-04
    listed $28,000
20. 2007-10-22
    listed $28,000
21. 1993-03-25
    soldstatus $22,500
22. 1993-02-10
    listed $26,500

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$170/yr (+$14/mo · 25.2%)

ⓘ 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: $11,883
• − Mortgage interest: −$3,641
• − Property taxes: −$675
• − Insurance: −$325
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$1,891
• Taxable income: $3,450
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,469/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: Boardman Local
• NCES district ID: 3904830
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $47,613
• Composite: 56.62/100
• National rank: #1142
• State rank: #189 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

• County: Mahoning County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 32,536
• Household income: $63,317
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 910.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Other Indo-European 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: ▼ -56.75%
• Current HPI: 213.1446
• Rent YoY: ▲ 6.56%
• 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

+137.7% since first listed

23 events — show timeline

• 2026-06-16 Sold (MLS) $63,000 MLSNOW
• 2026-05-05 Pending — MLSNOW
• 2026-04-28 Listed $65,000 MLSNOW
• 2021-10-04 Listing Removed — MLSNOW
• 2021-09-17 Contingent — MLSNOW
• 2021-09-06 Relisted — MLSNOW
• 2021-08-29 Contingent — MLSNOW
• 2021-08-16 Relisted — MLSNOW
• 2021-07-23 Pending — MLSNOW
• 2021-07-16 Price Changed $55,000 MLSNOW
• 2021-07-01 Listed $60,000 MLSNOW
• 2017-10-04 Sold (Public Records) $34,000 Public Records
• 2017-10-02 Sold (MLS) $34,000 MLSNOW
• 2017-09-29 Pending — MLSNOW
• 2017-07-12 Contingent — MLSNOW
• 2017-06-27 Listed $38,000 MLSNOW
• 2009-05-26 Sold (MLS) $16,000 MLSNOW
• 2009-05-22 Sold (Public Records) $16,000 Public Records
• 2008-10-31 Listing Removed — MLSNOW
• 2008-09-04 Listed $28,000 MLSNOW
• 2007-10-22 Listed $28,000 MLSNOW
• 1993-03-25 Sold (Public Records) $22,500 Public Records
• 1993-02-10 Listed $26,500 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $675 · -2.2% YoY. Source: county tax records.