2340 Cherry Hill Ave · Youngstown, OH 44509

$87,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 16 Days on market

Built 1958 6,229 sqft lot Est $116k · 25% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• 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

Is it time to transition from renting to home ownership? Here is your opportunity to buy a great home on the city's west side. This ranch features single floor living, a large eat in kitchen, and ceramic tile throughout. Enjoy the sun all day on the spacious front deck, or the shade under the covered patio in the back. The home also features a built in storage shed and backyard with plenty of room for a garden or play area. The driveway has been recently sealed.

Key facts

• Covered rear patio
• One floor living
• Storage sheds

Tags

• ONE FLOOR LIVING
• WELCOMING FRONT PORCH
• COVERED REAR PATIO
• STORAGE SHEDS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Packing shed and additional shed(s) on the property

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air gas heating
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.0% in Youngstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 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 31% 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 $601 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 16 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 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 $47k; list at $87k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,695 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.08% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $115,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Cherry Hill Ave	0.22mi	3/1.0 (+1)	884 (0%)	2mo	$100,000	$113	83
433 N Hartford Ave	0.39mi	2/1.0	952 (+8%)	3mo	$125,000	$131	66
2820 Burbank Ave	0.43mi	3/1.0 (+1)	892 (+1%)	10mo	$128,000	$143	65
449 N Glenellen Ave	0.46mi	3/1.0 (+1)	892 (+1%)	13mo	$125,000	$140	61
634 N Hartford Ave	0.22mi	3/1.5 (+1)	1,008 (+14%)	6mo	$123,000	$122	55
503 N Dunlap Ave	0.69mi	3/1.0 (+1)	925 (+5%)	2mo	$125,000	$135	53
2909 Vestal Rd	0.46mi	3/1.0 (+1)	968 (+10%)	9mo	$73,000	$75	50
556 Moherman Ave	0.72mi	2/1.0	936 (+6%)	11mo	$138,000	$147	47
1901 Salt Springs Rd	0.49mi	2/1.5	780 (-12%)	11mo	$50,000	$64	47
470 N Bon Air Ave	0.59mi	3/2.0 (+1)	852 (-4%)	14mo	$133,000	$156	46
110 N Brockway Ave	0.60mi	2/1.0	974 (+10%)	12mo	$110,000	$113	44
409 N Dunlap Ave	0.74mi	2/1.5	1,008 (+14%)	12mo	$119,900	$119	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,513
• Equity at exit: $12,972

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $14,826
• Equity at exit: $7,522

Cash invested: $24,360 (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: 7.7×

Monthly cashflow live

• Estimated rent: $937 high
• Mortgage (P&I): −$456
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $198

Break-even live

Break-even rent $686

Max offer price $87,000

Occupancy floor 74%

Sensitivity live

Price	-10% $247	-5% $223	+0% $198	+5% $173	+10% $149
Rent	-10% $124	-5% $161	+0% $198	+5% $235	+10% $272
Rate	-1.0pp $242	-0.5pp $220	base $198	+0.5pp $175	+1.0pp $152

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	14d	1	0.47mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	21d	1	0.64mi
3143 Mahoning Ave Youngstown, OH	2.0	1.0	700	$1,000	$1.43	21d	1	0.96mi
1612 Mahoning Ave Unit 1612-02 Youngstown, OH	1.0	1.0	600	$750	$1.25	21d	1	1.07mi
2634 Austin Ave Youngstown, OH	2.0	1.0	784	$775	$0.99	44d	1	1.07mi

Listing history 12 events

1. 2026-06-19
   days on market $87,000 Active 16 DOM
2. 2026-06-18
   days on market $87,000 Active 15 DOM
3. 2026-06-17
   days on market $87,000 Active 14 DOM
4. 2026-06-16
   days on market $87,000 Active 13 DOM
5. 2026-06-15
   days on market $87,000 Active 12 DOM
6. 2026-06-14
   days on market $87,000 Active 10 DOM
7. 2026-06-13
   days on market $87,000 Active 9 DOM
8. 2026-06-10
   days on market $87,000 Active 7 DOM
9. 2026-06-09
   days on market $87,000 Active 6 DOM
10. 2026-06-08
    days on market $87,000 Active 5 DOM
11. 2026-06-07
    remarks 688-char remark
12. 2026-06-07
    listed $87,000 Active 4 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: $595 · $50/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$381/yr (+$32/mo · 64.1%)

ⓘ 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: $11,241
• − Mortgage interest: −$4,873
• − Property taxes: −$595
• − Insurance: −$435
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,531
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,133/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

+279.9% since first listed

6 events — show timeline

• 2026-06-02 Listed $87,000 MLSNOW
• 2022-07-07 Sold (MLS) $47,000 MLSNOW
• 2022-06-07 Pending — MLSNOW
• 2022-06-03 Listed $54,900 MLSNOW
• 2000-01-23 Listing Removed — MLSNOW
• 1999-07-22 Listed $22,900 MLSNOW

Property tax history

-1.3%/yr

Latest (2025): $595 · -11.8% YoY. Source: county tax records.