50 N Hazelwood Ave · Youngstown, OH 44509

$91,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 53 Days on market

Built 1927 5,009 sqft lot Est $93k · at est.

---

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 +21.2/30.0
• ARV discount +8.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS. .. here are the magic numbers annually . .. Net Operating Income (NOI) $6079.68, Gross Rent $7800, Cash Flow $3656.40, CAP Rate 15.23%, Cash on Cash Return 45.81%. .. .. .. Perfect for the any investor. .. .. .Tenant and property management in place paying $650 a month. .. .. Nice Cape Code with cream vinyl siding, newer wood fenced yard, concrete driveway, cute front porch. Home has tons of charm with and many updates within the last 5 years. Come take a look, well worth your time!

Key facts

• Craftsman features
• Formal dining room
• Brick fireplace

Tags

• CRAFTSMAN FEATURES
• HARDWOOD FLOORS
• BRICK FIREPLACE
• OAK AND GLASS BOOKSHELVES
• FORMAL DINING ROOM
• FRENCH DOORS

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Direct access driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Updated/remodeled condition; Block foundation
• Construction: Aluminum and wood siding; Asphalt/fiberglass roof; Built on block foundation; Originally constructed prior to remodeling
• Exterior features: Patio; Front porch; Fenced yard; City lot (approx. 40 x 125)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total rooms include bedrooms (see full room count)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning; Has heating
• Interior features: Built-in bookcases; Ceiling fan(s); Chandelier; Crown molding; Laminate countertops; Smart thermostat; Natural woodwork; Double-pane, storm windows with wood frames; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (0.3% below list).
• Recommended offer: $89k (3.0% 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: 64 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $635 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $34k; list at $92k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,143 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $93,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 N Schenley Ave	0.09mi	4/1.0 (+1)	1,312 (-4%)	2mo	$73,000	$56	82
466 N Hazelwood Ave	0.34mi	3/1.0	1,287 (-6%)	0mo	$48,000	$37	74
459 N Schenley Ave	0.34mi	3/2.0	1,316 (-4%)	2mo	$155,000	$118	72
102 Rhoda Ave	0.25mi	3/2.0	1,270 (-7%)	2mo	$119,500	$94	71
115 N Richview Ave	0.31mi	3/2.0	1,499 (+10%)	1mo	$96,000	$64	65
26 Bouquet Ave	0.27mi	3/1.5	1,200 (-12%)	1mo	$92,000	$77	64
130 N Portland Ave	0.60mi	3/1.0	1,285 (-6%)	3mo	$90,000	$70	60
122 N Bon Air Ave	0.37mi	4/1.5 (+1)	1,496 (+9%)	1mo	$90,000	$60	59
551 Moherman Ave	0.68mi	3/1.0	1,264 (-8%)	2mo	$90,000	$71	54
208 N Maryland Ave N	0.55mi	3/1.0	1,200 (-12%)	3mo	$28,000	$23	52
219 N Maryland Ave	0.58mi	3/1.0	1,533 (+12%)	2mo	$105,000	$68	51
110 S Maryland Ave	0.61mi	3/1.0	1,190 (-13%)	2mo	$30,000	$25	48

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-6,486
• Equity at exit: $13,703

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $5,140
• Equity at exit: $7,946

Cash invested: $25,732 (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: 8.4×

Monthly cashflow live

• Estimated rent: $917 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $132

Break-even live

Break-even rent $749

Max offer price $91,900

Occupancy floor 81%

Sensitivity live

Price	-10% $184	-5% $158	+0% $132	+5% $106	+10% $80
Rent	-10% $60	-5% $96	+0% $132	+5% $168	+10% $205
Rate	-1.0pp $178	-0.5pp $156	base $132	+0.5pp $108	+1.0pp $84

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	21d	1	0.09mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	14d	1	0.88mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	21d	1	1.06mi
131 N Edgehill Ave Youngstown, OH	3.0	1.0	1200	$1,350	$1.12	21d	1	1.45mi

Listing history 34 events

1. 2026-06-19
   days on market $91,900 Active 53 DOM
2. 2026-06-18
   days on market $91,900 Active 52 DOM
3. 2026-06-17
   days on market $91,900 Active 51 DOM
4. 2026-06-16
   price $91,900 Active 50 DOM
5. 2026-06-16
   days on market $93,000 Active 50 DOM
6. 2026-06-15
   days on market $93,000 Active 49 DOM
7. 2026-06-14
   days on market $93,000 Active 47 DOM
8. 2026-06-13
   days on market $93,000 Active 46 DOM
9. 2026-06-10
   days on market $93,000 Active 44 DOM
10. 2026-06-09
    days on market $93,000 Active 43 DOM
11. 2026-06-08
    days on market $93,000 Active 42 DOM
12. 2026-06-07
    days on market $93,000 Active 41 DOM
13. 2026-06-03
    days on market $93,000 Active 37 DOM
14. 2026-06-02
    days on market $93,000 Active 36 DOM
15. 2026-06-01
    days on market $93,000 Active 35 DOM
16. 2026-05-31
    days on market $93,000 Active 34 DOM
17. 2026-05-30
    days on market $93,000 Active 33 DOM
18. 2026-04-27
    listed $93,000 Active
19. 2023-10-06
    historical $900
20. 2023-09-12
    listed $900
21. 2018-10-22
    soldstatus $34,500 Sold 498-char remark

    Show marketing remark (498 chars)

    INVESTORS. .. here are the magic numbers annually . .. Net Operating Income (NOI) $6079.68, Gross Rent $7800, Cash Flow $3656.40, CAP Rate 15.23%, Cash on Cash Return 45.81%. .. .. .. Perfect for the any investor. .. .. .Tenant and property management in place paying $650 a month. .. .. Nice Cape Code with cream vinyl siding, newer wood fenced yard, concrete driveway, cute front porch. Home has tons of charm with and many updates within the last 5 years. Come take a look, well worth your time!

22. 2018-10-09
    status Pending 498-char remark

    Show marketing remark (498 chars)

    INVESTORS. .. here are the magic numbers annually . .. Net Operating Income (NOI) $6079.68, Gross Rent $7800, Cash Flow $3656.40, CAP Rate 15.23%, Cash on Cash Return 45.81%. .. .. .. Perfect for the any investor. .. .. .Tenant and property management in place paying $650 a month. .. .. Nice Cape Code with cream vinyl siding, newer wood fenced yard, concrete driveway, cute front porch. Home has tons of charm with and many updates within the last 5 years. Come take a look, well worth your time!

23. 2018-08-03
    listed $39,900 Active 498-char remark

    Show marketing remark (498 chars)

    INVESTORS. .. here are the magic numbers annually . .. Net Operating Income (NOI) $6079.68, Gross Rent $7800, Cash Flow $3656.40, CAP Rate 15.23%, Cash on Cash Return 45.81%. .. .. .. Perfect for the any investor. .. .. .Tenant and property management in place paying $650 a month. .. .. Nice Cape Code with cream vinyl siding, newer wood fenced yard, concrete driveway, cute front porch. Home has tons of charm with and many updates within the last 5 years. Come take a look, well worth your time!

24. 2013-10-24
    soldstatus $13,558 200-char remark

    Show marketing remark (200 chars)

    This home offers some of the old charm of the past with natural wood built ins, fireplace and woodwork. Three bedrooms, large living room and dining room. Home sold as is, ask your agent for details.

25. 2013-07-19
    listed $14,400 200-char remark

    Show marketing remark (200 chars)

    This home offers some of the old charm of the past with natural wood built ins, fireplace and woodwork. Three bedrooms, large living room and dining room. Home sold as is, ask your agent for details.

26. 2000-11-09
    soldstatus $45,000
27. 2000-07-24
    listed $48,000
28. 2000-02-11
    historical
29. 1999-11-11
    listed $29,900
30. 1999-10-24
    historical
31. 1999-04-24
    listed $32,500
32. 1994-10-21
    soldstatus $26,000
33. 1991-03-19
    soldstatus $19,800
34. 1989-05-11
    soldstatus $13,800

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$286/yr (+$24/mo · 33.3%)

ⓘ 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: $10,999
• − Mortgage interest: −$5,148
• − Property taxes: −$861
• − Insurance: −$460
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$2,673
• Taxable income: $98
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,563/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

+573.9% since first listed

17 events — show timeline

• 2026-04-27 Listed $93,000 MLSNOW
• 2023-10-06 Rental Removed $900 YESMLS
• 2023-09-12 Listed for Rent $900 YESMLS
• 2018-10-22 Sold (MLS) $34,500 MLSNOW
• 2018-10-09 Pending — MLSNOW
• 2018-08-03 Listed $39,900 MLSNOW
• 2013-10-24 Sold (MLS) $13,558 MLSNOW
• 2013-07-19 Listed $14,400 MLSNOW
• 2000-11-09 Sold (Public Records) $45,000 Public Records
• 2000-07-24 Listed $48,000 MLSNOW
• 2000-02-11 Listing Removed — MLSNOW
• 1999-11-11 Listed $29,900 MLSNOW
• 1999-10-24 Listing Removed — MLSNOW
• 1999-04-24 Listed $32,500 MLSNOW
• 1994-10-21 Sold (Public Records) $26,000 Public Records
• 1991-03-19 Sold (Public Records) $19,800 Public Records
• 1989-05-11 Sold (Public Records) $13,800 Public Records

Property tax history

-1.4%/yr

Latest (2025): $861 · -11.9% YoY. Source: county tax records.