715 Roxbury Ave · Youngstown, OH 44502

$73,500

2 bd · 1.0 ba · 1,126 sqft · SingleFamily public records · 94 Days on market

Built 1930 6,011 sqft lot Est $68k · 9% over

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

This adorable little home is searching for the investor who is ready for a turnkey rental, do not miss your chance! Upon entering the front door you will notice the newly refinished original hardwood floors, freshly painted walls and beautiful faux fireplace. The oversized furnished kitchen has had its makeover as well, new flooring, paint and one of a kind epoxy countertops. Head upstairs to find the two large bedrooms all with the same neutral paint, and hardwood floors. Previously rented for $850/month with all new interior paint, light fixtures, flooring, counters and new toilet.

Key facts

• 6,011 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• 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: 45 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 ($508 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,885 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $67,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
582 Roxbury Ave	0.05mi	3/1.0 (+1)	1,256 (+12%)	1mo	$112,900	$90	72
347 E Ravenwood Ave	0.31mi	3/1.0 (+1)	1,062 (-6%)	8mo	$60,000	$56	64
3005 Rush Blvd	0.58mi	3/1.0 (+1)	1,160 (+3%)	2mo	$26,000	$22	61
728 E Judson Ave	0.04mi	3/2.0 (+1)	1,260 (+12%)	10mo	$70,000	$56	61
827 E Avondale Ave	0.36mi	3/1.0 (+1)	1,224 (+9%)	4mo	$64,000	$52	60
221 E Avondale Ave	0.58mi	3/1.0 (+1)	1,181 (+5%)	3mo	$53,000	$45	57
4206 Rush Blvd	0.58mi	3/1.5 (+1)	1,016 (-10%)	1mo	$149,500	$147	48
230 Clarencedale Ave	0.52mi	3/1.5 (+1)	1,232 (+9%)	5mo	$130,000	$106	48
1140 Inverness Ave	0.53mi	3/2.0 (+1)	1,210 (+8%)	10mo	$99,000	$82	45
159 E Ravenwood Ave	0.63mi	3/1.0 (+1)	1,249 (+11%)	6mo	$45,000	$36	42
1321 Detroit Ave	0.64mi	3/2.0 (+1)	1,001 (-11%)	2mo	$60,000	$60	41
460 Annawan Ln	0.74mi	3/2.0 (+1)	1,088 (-3%)	12mo	$150,612	$138	41

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: 21.0%
• Equity multiple: 2.12×
• Total profit: $23,031
• Equity at exit: $28,106

10-year hold

• IRR: 23.2%
• Equity multiple: 3.99×
• Total profit: $61,635
• Equity at exit: $39,805

Cash invested: $20,580 (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: 45
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$385
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $296

Break-even live

Break-even rent $565

Max offer price $73,500

Occupancy floor 63%

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: $18,375
• Closing costs: $2,205
• 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	13d	1	0.10mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	20d	1	0.49mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	13d	1	0.99mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	13d	1	1.03mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	43d	1	1.06mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	43d	1	1.15mi
2002 Brownlee Ave Youngstown, OH	1.0	1.0	820	$875	$1.07	43d	1	1.31mi

Listing history 30 events

1. 2026-06-19
   days on market $73,500 Active 94 DOM
2. 2026-06-18
   days on market $73,500 Active 93 DOM
3. 2026-06-17
   days on market $73,500 Active 92 DOM
4. 2026-06-16
   days on market $73,500 Active 91 DOM
5. 2026-06-15
   days on market $73,500 Active 90 DOM
6. 2026-06-14
   days on market $73,500 Active 88 DOM
7. 2026-06-13
   statusdays on market $73,500 Active 87 DOM
8. 2026-06-10
   days on market $73,500 Contingent 85 DOM
9. 2026-06-09
   days on market $73,500 Contingent 84 DOM
10. 2026-06-08
    days on market $73,500 Contingent 83 DOM
11. 2026-06-07
    days on market $73,500 Contingent 82 DOM
12. 2026-06-03
    days on market $73,500 Contingent 78 DOM
13. 2026-06-02
    days on market $73,500 Contingent 77 DOM
14. 2026-06-01
    days on market $73,500 Contingent 76 DOM
15. 2026-05-31
    status $73,500 Contingent 75 DOM
16. 2026-05-31
    days on market $73,500 Active 75 DOM
17. 2026-05-30
    days on market $73,500 Active 74 DOM
18. 2026-05-25
    status Active
19. 2026-05-12
    price $73,500
20. 2026-05-05
    price $75,000
21. 2026-04-28
    price $79,900
22. 2026-03-14
    listed $84,900 Active
23. 2023-08-25
    soldstatus $60,000 Closed 590-char remark

    Show marketing remark (590 chars)

    This adorable little home is searching for the investor who is ready for a turnkey rental, do not miss your chance! Upon entering the front door you will notice the newly refinished original hardwood floors, freshly painted walls and beautiful faux fireplace. The oversized furnished kitchen has had its makeover as well, new flooring, paint and one of a kind epoxy countertops. Head upstairs to find the two large bedrooms all with the same neutral paint, and hardwood floors. Previously rented for $850/month with all new interior paint, light fixtures, flooring, counters and new toilet.

24. 2023-08-25
    soldstatus $60,000

    Show marketing remark (590 chars)

    This adorable little home is searching for the investor who is ready for a turnkey rental, do not miss your chance! Upon entering the front door you will notice the newly refinished original hardwood floors, freshly painted walls and beautiful faux fireplace. The oversized furnished kitchen has had its makeover as well, new flooring, paint and one of a kind epoxy countertops. Head upstairs to find the two large bedrooms all with the same neutral paint, and hardwood floors. Previously rented for $850/month with all new interior paint, light fixtures, flooring, counters and new toilet.

25. 2023-07-28
    status Pending 590-char remark

    Show marketing remark (590 chars)

    This adorable little home is searching for the investor who is ready for a turnkey rental, do not miss your chance! Upon entering the front door you will notice the newly refinished original hardwood floors, freshly painted walls and beautiful faux fireplace. The oversized furnished kitchen has had its makeover as well, new flooring, paint and one of a kind epoxy countertops. Head upstairs to find the two large bedrooms all with the same neutral paint, and hardwood floors. Previously rented for $850/month with all new interior paint, light fixtures, flooring, counters and new toilet.

26. 2023-07-22
    listed $55,000 Active 590-char remark

    Show marketing remark (590 chars)

    This adorable little home is searching for the investor who is ready for a turnkey rental, do not miss your chance! Upon entering the front door you will notice the newly refinished original hardwood floors, freshly painted walls and beautiful faux fireplace. The oversized furnished kitchen has had its makeover as well, new flooring, paint and one of a kind epoxy countertops. Head upstairs to find the two large bedrooms all with the same neutral paint, and hardwood floors. Previously rented for $850/month with all new interior paint, light fixtures, flooring, counters and new toilet.

27. 2000-01-26
    historical
28. 1999-07-29
    listed $39,900
29. 1991-10-21
    soldstatus $16,500
30. 1984-08-01
    soldstatus $28,000

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: +$393/yr (+$33/mo · 109.0%)

ⓘ 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: $11,271
• − Mortgage interest: −$4,117
• − Property taxes: −$360
• − Insurance: −$368
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,138
• Taxable income: $2,485
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $2,955/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

+162.5% since first listed

13 events — show timeline

• 2026-05-25 Relisted — MLSNOW
• 2026-05-12 Price Changed $73,500 MLSNOW
• 2026-05-05 Price Changed $75,000 MLSNOW
• 2026-04-28 Price Changed $79,900 MLSNOW
• 2026-03-14 Listed $84,900 MLSNOW
• 2023-08-25 Sold (Public Records) $60,000 Public Records
• 2023-08-25 Sold (MLS) $60,000 MLSNOW
• 2023-07-28 Pending — MLSNOW
• 2023-07-22 Listed $55,000 MLSNOW
• 2000-01-26 Listing Removed — MLSNOW
• 1999-07-29 Listed $39,900 MLSNOW
• 1991-10-21 Sold (Public Records) $16,500 Public Records
• 1984-08-01 Sold (Public Records) $28,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $360 · -11.8% YoY. Source: county tax records.