3025 Northgate Ave · Youngstown, OH 44505

$139,900

5 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 106 Days on market

Built 1957 10,118 sqft lot Est $136k · at est.

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• ARV discount +6.3/15.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent investment opportunity here with great monthly income. This is a ranch duplex with a 3 bedroom, 1 bath unit and a 2 bedroom, 1 bath unit. Both units have separate laundry hookups. Both units are occupied with tenants who have expressed their intent to stay. Tenants pay their own utilities including gas, water and electric. Separately metered gas, electric and water. Tenants receive and pay their own bills. Owner pays lawn maintenance only. One unit was updated in 2023 before tenant took possession. The other updated in 2025 before tenant took possession. Updated included kitchen, flooring and paint. This duplex had a new roof put on about 10 years ago giving it 2/3 useful life left. All new windows were put in within last 5 years. Convenient location right on the borderline of Youngstown and Liberty. Access to Liberty school system. The 2br unit is currently occupied with a tenant paying $775/month, leased through 10/29/26. The 3br unit is also rented at $800/mo through March 31, 2027. Average rents for 3br in the area are north of $850 so there is room to increase rent. Property has been professionally managed for many years and property manager willing to stick on under new ownership. Excellent investment opportunity, generating cash flow on day 1, with minimal expenses to the owner. Don't wait, act now so this opportunity doesn't pass you up. Showings will begin the week of 3/9/26 and will be set with the tenants. Pictures are of when the property was vacant. Tenant occupied pictures will be available soon and upon request.

Key facts

• Ranch duplex
• Updated paint
• Updated kitchen

Tags

• RANCH DUPLEX
• SEPARATE LAUNDRY HOOKUPS
• UPDATED KITCHEN
• UPDATED FLOORING
• UPDATED PAINT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive. Per door: $195/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Liberty Local (suburban): math 30% / reading 41% proficiency, ranked #555 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• At $1,671/mo this rent would consume 55% of the median local household income ($36k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $90k; list at $140k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $136,229
• List price: $139,900
• Delta: 2.70%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Colonial Dr	0.19mi	4/2.0 (-1)	1,525 (-7%)	8mo	$97,000	$64	69

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,123
• Equity at exit: $20,860

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $33,781
• Equity at exit: $12,096

Cash invested: $39,172 (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 44505

• Home prices YoY: -14.5%
• Active inventory: 80
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $389

Break-even live

Break-even rent $1,178

Max offer price $139,900

Occupancy floor 72%

Sensitivity live

Price	-10% $468	-5% $429	+0% $389	+5% $350	+10% $310
Rent	-10% $257	-5% $323	+0% $389	+5% $455	+10% $521
Rate	-1.0pp $460	-0.5pp $425	base $389	+0.5pp $353	+1.0pp $316

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,670
Total (2 units)			$1,671

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Upland Ave Unit 1 Youngstown, OH	4.0	2.0	1300	$1,225	$0.94	44d	1	0.98mi

Listing history 35 events

1. 2026-06-19
   days on market $139,900 Active 106 DOM
2. 2026-06-18
   days on market $139,900 Active 105 DOM
3. 2026-06-17
   days on market $139,900 Active 104 DOM
4. 2026-06-16
   days on market $139,900 Active 103 DOM
5. 2026-06-15
   days on market $139,900 Active 102 DOM
6. 2026-06-14
   days on market $139,900 Active 100 DOM
7. 2026-06-13
   days on market $139,900 Active 99 DOM
8. 2026-06-10
   days on market $139,900 Active 97 DOM
9. 2026-06-09
   days on market $139,900 Active 96 DOM
10. 2026-06-08
    days on market $139,900 Active 95 DOM
11. 2026-06-07
    days on market $139,900 Active 94 DOM
12. 2026-06-03
    days on market $139,900 Active 90 DOM
13. 2026-06-02
    days on market $139,900 Active 89 DOM
14. 2026-06-01
    days on market $139,900 Active 88 DOM
15. 2026-05-31
    days on market $139,900 Active 87 DOM
16. 2026-05-30
    days on market $139,900 Active 86 DOM
17. 2026-03-05
    listed $139,900 Active 1562-char remark

    Show marketing remark (1562 chars)

    Excellent investment opportunity here with great monthly income. This is a ranch duplex with a 3 bedroom, 1 bath unit and a 2 bedroom, 1 bath unit. Both units have separate laundry hookups. Both units are occupied with tenants who have expressed their intent to stay. Tenants pay their own utilities including gas, water and electric. Separately metered gas, electric and water. Tenants receive and pay their own bills. Owner pays lawn maintenance only. One unit was updated in 2023 before tenant took possession. The other updated in 2025 before tenant took possession. Updated included kitchen, flooring and paint. This duplex had a new roof put on about 10 years ago giving it 2/3 useful life left. All new windows were put in within last 5 years. Convenient location right on the borderline of Youngstown and Liberty. Access to Liberty school system. The 2br unit is currently occupied with a tenant paying $775/month, leased through 10/29/26. The 3br unit is also rented at $800/mo through March 31, 2027. Average rents for 3br in the area are north of $850 so there is room to increase rent. Property has been professionally managed for many years and property manager willing to stick on under new ownership. Excellent investment opportunity, generating cash flow on day 1, with minimal expenses to the owner. Don't wait, act now so this opportunity doesn't pass you up. Showings will begin the week of 3/9/26 and will be set with the tenants. Pictures are of when the property was vacant. Tenant occupied pictures will be available soon and upon request.

18. 2025-10-16
    historical $775
19. 2025-09-03
    listed $775
20. 2024-05-24
    historical $775
21. 2024-04-12
    listed $775
22. 2022-11-08
    soldstatus $90,000
23. 2022-10-27
    soldstatus $90,000 Closed 1000-char remark

    Show marketing remark (1000 chars)

    Excellent investment opportunity here with potential for great monthly income. This is a ranch duplex with a 3 bedroom, 1 bath unit and a 2 bedroom, 1 bath unit. Both units have separate laundry hookups. Tenants pay their own utilities including gas, water and electric. Owner pays lawn maintenance only. Both units were updated in 2019 including updated kitchen, flooring and paint. This duplex had a new roof put on about 8 years ago along with all new windows. Convenient location right on the borderline of Youngstown and Liberty. Access to Liberty school system. The 2br unit is currently occupied with a tenant paying $665/month, leased through the end of March 2023. The second unit was just vacated mid September. Very minimal work is needed to get it rent readied. Tenants paying $600 at time they moved out. Rentometer shows average rents for 3br in the area north of $850. Previous property manager available to continue managing and has backlog of approved applicants that would jump on t

24. 2022-10-25
    soldstatus $90,000
25. 2022-10-03
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    Excellent investment opportunity here with potential for great monthly income. This is a ranch duplex with a 3 bedroom, 1 bath unit and a 2 bedroom, 1 bath unit. Both units have separate laundry hookups. Tenants pay their own utilities including gas, water and electric. Owner pays lawn maintenance only. Both units were updated in 2019 including updated kitchen, flooring and paint. This duplex had a new roof put on about 8 years ago along with all new windows. Convenient location right on the borderline of Youngstown and Liberty. Access to Liberty school system. The 2br unit is currently occupied with a tenant paying $665/month, leased through the end of March 2023. The second unit was just vacated mid September. Very minimal work is needed to get it rent readied. Tenants paying $600 at time they moved out. Rentometer shows average rents for 3br in the area north of $850. Previous property manager available to continue managing and has backlog of approved applicants that would jump on t

26. 2022-09-26
    listed $83,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    Excellent investment opportunity here with potential for great monthly income. This is a ranch duplex with a 3 bedroom, 1 bath unit and a 2 bedroom, 1 bath unit. Both units have separate laundry hookups. Tenants pay their own utilities including gas, water and electric. Owner pays lawn maintenance only. Both units were updated in 2019 including updated kitchen, flooring and paint. This duplex had a new roof put on about 8 years ago along with all new windows. Convenient location right on the borderline of Youngstown and Liberty. Access to Liberty school system. The 2br unit is currently occupied with a tenant paying $665/month, leased through the end of March 2023. The second unit was just vacated mid September. Very minimal work is needed to get it rent readied. Tenants paying $600 at time they moved out. Rentometer shows average rents for 3br in the area north of $850. Previous property manager available to continue managing and has backlog of approved applicants that would jump on t

27. 2020-05-08
    soldstatus $37,000 Closed
28. 2020-05-08
    soldstatus $37,000
29. 2020-04-21
    status Pending
30. 2020-04-06
    status Active
31. 2020-03-11
    status Pending
32. 2020-02-24
    status Active
33. 2020-02-24
    price $45,000
34. 2019-11-25
    status Pending
35. 2019-11-09
    listed $54,000 Active

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,925 · $160/mo
• Expected delta: +$258/yr (+$21/mo · 15.5%)

ⓘ 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 · 16 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: $20,052
• − Mortgage interest: −$7,837
• − Property taxes: −$1,667
• − Insurance: −$700
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,070
• Taxable income: $2,571
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $4,054/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: Liberty Local
• NCES district ID: 3905019
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $48,604
• Composite: 30.59/100
• National rank: #6202
• State rank: #555 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 · 224,175 people
• City population: 28,503
• Metro: Youngstown-Warren, OH
• Population (ZIP): 16,449
• Household income: $36,480
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 10.8

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 42% White 37% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Romanian 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.64%
• Current HPI: 192.3375
• 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

+159.1% since first listed

19 events — show timeline

• 2026-03-05 Listed $139,900 MLSNOW
• 2025-10-16 Rental Removed $775 YESMLS
• 2025-09-03 Listed for Rent $775 YESMLS
• 2024-05-24 Rental Removed $775 YESMLS
• 2024-04-12 Listed for Rent $775 YESMLS
• 2022-11-08 Sold (Public Records) $90,000 Public Records
• 2022-10-27 Sold (MLS) $90,000 MLSNOW
• 2022-10-25 Sold (Public Records) $90,000 Public Records
• 2022-10-03 Pending — MLSNOW
• 2022-09-26 Listed $83,900 MLSNOW
• 2020-05-08 Sold (Public Records) $37,000 Public Records
• 2020-05-08 Sold (MLS) $37,000 MLSNOW
• 2020-04-21 Pending — MLSNOW
• 2020-04-06 Relisted — MLSNOW
• 2020-03-11 Pending — MLSNOW
• 2020-02-24 Relisted — MLSNOW
• 2020-02-24 Price Changed $45,000 MLSNOW
• 2019-11-25 Pending — MLSNOW
• 2019-11-09 Listed $54,000 MLSNOW

Property tax history

+7.4%/yr

Latest (2025): $1,667 · -15.0% YoY. Source: county tax records.