431 Westgate Blvd · Austintown, OH 44515

$129,900

4 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 116 Days on market

Built 1957 0.28 ac lot $93/sqft · 10% below area Est $144k · 10% under

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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 +25.7/30.0
• ARV discount +12.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your dream home in the heart of Austintown! This stunning 5-bedroom residence has been meticulously updated to offer you the finest in modern living. Step inside and be greeted by newly installed flooring that seamlessly flows throughout an open and inviting layout. Freshly painted interiors and exteriors provide a crisp and contemporary aesthetic that complements any style. The heart of this home is undoubtedly its chef’s kitchen – completely remodeled with sleek countertops and custom cabinetry designed for both functionality and flair. Adjoining this culinary haven is an expansive living area that provides ample space for relaxation or entertaining friends and family. Each bedroom boasts generous proportions, ensuring comfort for all residents or guests. The redesigned bathroom features sophisticated fixtures and finishes, adding a touch of luxury to your daily routine. Nestled in a well-established community, this property offers more than just beauty; it promises convenience to local schools, parks, shopping centers, and dining options. Don't miss the opportunity to own a piece of perfection where every detail has been thoughtfully curated just for you!

Key facts

• Completely remodeled
• Redesigned bathroom
• Chef's kitchen

Tags

• NEWLY INSTALLED FLOORING
• CHEF'S KITCHEN
• COMPLETELY REMODELED
• EXPANSIVE LIVING AREA
• REDESIGNED BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.8% in Austintown — 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 73/100 on livability (#322 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, employment D-.
• Austintown Local Schools (suburban): math 56% / reading 65% proficiency, ranked #290 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 active listings in the ZIP; 8 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).
• This rent runs 34% of the median local income ($53k/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 $898 of loan paydown is wiped out by about $4k 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 116 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $130k implies a 247% 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1957 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.14% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $144,358
• List price: $129,900
• Delta: -10.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 S Main St	0.45mi	3/1.0 (-1)	1,452 (+4%)	0mo	$110,000	$76	66
136 Rosemont Ave	0.45mi	3/1.5 (-1)	1,438 (+3%)	2mo	$126,000	$88	65
255 S Beverly Ave	0.28mi	3/2.0 (-1)	1,288 (-8%)	2mo	$185,000	$144	64
4226 Burkey Rd	0.34mi	4/1.0	1,224 (-12%)	1mo	$117,500	$96	63
4102 Burkey Rd	0.31mi	4/1.0	1,592 (+14%)	1mo	$120,000	$75	61
225 S Raccoon Rd	0.48mi	4/1.5	1,257 (-10%)	2mo	$165,000	$131	58
923 Kirwan Dr	0.41mi	3/2.0 (-1)	1,292 (-7%)	2mo	$213,000	$165	58
102 S Main St	0.50mi	3/1.0 (-1)	1,498 (+8%)	1mo	$185,000	$123	58
600 S Meridian Rd	0.69mi	3/1.0 (-1)	1,308 (-6%)	2mo	$170,000	$130	51
179 S Beverly Ave	0.40mi	3/2.0 (-1)	1,200 (-14%)	1mo	$189,900	$158	48
4234 Selkirk Ave	0.70mi	3/1.5 (-1)	1,520 (+9%)	1mo	$165,000	$109	44
4230 Selkirk Ave	0.70mi	3/1.5 (-1)	1,198 (-14%)	0mo	$190,000	$159	37

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,288
• Equity at exit: $19,369

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $24,325
• Equity at exit: $11,231

Cash invested: $36,372 (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 44515

• Home prices YoY: -26.4%
• Active inventory: 84
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$681
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $310

Break-even live

Break-even rent $1,091

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4494 Burkey Rd Youngstown, OH	3.0	1.5	1596	$1,700	$1.07	44d	1	0.59mi
131 N Edgehill Ave Youngstown, OH	3.0	1.0	1200	$1,350	$1.12	21d	1	0.91mi
155 N Roanoke Ave Youngstown, OH	3.0	1.5	1632	$1,500	$0.92	21d	1	0.97mi
4661 New Hampshire Ct Austintown, OH	3.0	1.0–1.5	795	$1,325	$1.67	13d	1	1.02mi
2230 S Raccoon Rd Youngstown, OH	3.0	1.0–1.5	1141	$1,135	$0.99	13d	1	1.19mi
2433 Bainbridge Ave Youngstown, OH	3.0	1.0	1640	$1,500	$0.91	21d	1	1.27mi
3968 Staatz Dr Youngstown, OH	3.0	1.5	1112	$1,650	$1.48	44d	1	1.28mi
2529 Bainbridge Ave Youngstown, OH	3.0	2.0	1692	$1,500	$0.89	44d	1	1.44mi

Listing history 21 events

1. 2026-06-19
   days on market $129,900 Active 116 DOM
2. 2026-06-18
   days on market $129,900 Active 115 DOM
3. 2026-06-17
   days on market $129,900 Active 114 DOM
4. 2026-06-16
   days on market $129,900 Active 113 DOM
5. 2026-06-15
   days on market $129,900 Active 112 DOM
6. 2026-06-14
   days on market $129,900 Active 110 DOM
7. 2026-06-13
   days on market $129,900 Active 109 DOM
8. 2026-06-10
   days on market $129,900 Active 107 DOM
9. 2026-06-09
   days on market $129,900 Active 106 DOM
10. 2026-06-08
    days on market $129,900 Active 105 DOM
11. 2026-06-07
    days on market $129,900 Active 104 DOM
12. 2026-06-03
    days on market $129,900 Active 100 DOM
13. 2026-06-02
    days on market $129,900 Active 99 DOM
14. 2026-06-01
    days on market $129,900 Active 98 DOM
15. 2026-05-31
    days on market $129,900 Active 97 DOM
16. 2026-05-30
    days on market $129,900 Active 96 DOM
17. 2026-04-20
    price $149,900 1197-char remark

    Show marketing remark (1197 chars)

    Discover your dream home in the heart of Austintown! This stunning 5-bedroom residence has been meticulously updated to offer you the finest in modern living. Step inside and be greeted by newly installed flooring that seamlessly flows throughout an open and inviting layout. Freshly painted interiors and exteriors provide a crisp and contemporary aesthetic that complements any style. The heart of this home is undoubtedly its chef’s kitchen – completely remodeled with sleek countertops and custom cabinetry designed for both functionality and flair. Adjoining this culinary haven is an expansive living area that provides ample space for relaxation or entertaining friends and family. Each bedroom boasts generous proportions, ensuring comfort for all residents or guests. The redesigned bathroom features sophisticated fixtures and finishes, adding a touch of luxury to your daily routine. Nestled in a well-established community, this property offers more than just beauty; it promises convenience to local schools, parks, shopping centers, and dining options. Don't miss the opportunity to own a piece of perfection where every detail has been thoughtfully curated just for you!

18. 2026-03-19
    price $151,900 1197-char remark

    Show marketing remark (1197 chars)

    Discover your dream home in the heart of Austintown! This stunning 5-bedroom residence has been meticulously updated to offer you the finest in modern living. Step inside and be greeted by newly installed flooring that seamlessly flows throughout an open and inviting layout. Freshly painted interiors and exteriors provide a crisp and contemporary aesthetic that complements any style. The heart of this home is undoubtedly its chef’s kitchen – completely remodeled with sleek countertops and custom cabinetry designed for both functionality and flair. Adjoining this culinary haven is an expansive living area that provides ample space for relaxation or entertaining friends and family. Each bedroom boasts generous proportions, ensuring comfort for all residents or guests. The redesigned bathroom features sophisticated fixtures and finishes, adding a touch of luxury to your daily routine. Nestled in a well-established community, this property offers more than just beauty; it promises convenience to local schools, parks, shopping centers, and dining options. Don't miss the opportunity to own a piece of perfection where every detail has been thoughtfully curated just for you!

19. 2026-02-23
    listed $159,900 Active 1197-char remark

    Show marketing remark (1197 chars)

    Discover your dream home in the heart of Austintown! This stunning 5-bedroom residence has been meticulously updated to offer you the finest in modern living. Step inside and be greeted by newly installed flooring that seamlessly flows throughout an open and inviting layout. Freshly painted interiors and exteriors provide a crisp and contemporary aesthetic that complements any style. The heart of this home is undoubtedly its chef’s kitchen – completely remodeled with sleek countertops and custom cabinetry designed for both functionality and flair. Adjoining this culinary haven is an expansive living area that provides ample space for relaxation or entertaining friends and family. Each bedroom boasts generous proportions, ensuring comfort for all residents or guests. The redesigned bathroom features sophisticated fixtures and finishes, adding a touch of luxury to your daily routine. Nestled in a well-established community, this property offers more than just beauty; it promises convenience to local schools, parks, shopping centers, and dining options. Don't miss the opportunity to own a piece of perfection where every detail has been thoughtfully curated just for you!

20. 2013-06-26
    soldstatus $37,400 745-char remark

    Show marketing remark (745 chars)

    The sellers acquired this clean 4 to 5 bedroom, 1 1/2 story home with detached garage w/ workshop area and attached screened-in patio from their parents. The house has 2 bedrooms on the first floor and another 13'x 12' room on the 1st floor currently used as a family room that could be the 3 BR on the first floor. There are 2 bedrooms on the second floor. There is a newer forced air furnace with central air conditioning, a newer kitchen with first floor laundry/utility room off of the kitchen and bedroom area. The electric glass top range is less than 9 mos. old. This house is in move-in condition and can be purchased now $40,000 plus a 10% Buyers Premium for a contract price of $44,000. Pre-approved buyers can schedule an appointment.

21. 2013-03-09
    listed $40,000 745-char remark

    Show marketing remark (745 chars)

    The sellers acquired this clean 4 to 5 bedroom, 1 1/2 story home with detached garage w/ workshop area and attached screened-in patio from their parents. The house has 2 bedrooms on the first floor and another 13'x 12' room on the 1st floor currently used as a family room that could be the 3 BR on the first floor. There are 2 bedrooms on the second floor. There is a newer forced air furnace with central air conditioning, a newer kitchen with first floor laundry/utility room off of the kitchen and bedroom area. The electric glass top range is less than 9 mos. old. This house is in move-in condition and can be purchased now $40,000 plus a 10% Buyers Premium for a contract price of $44,000. Pre-approved buyers can schedule an appointment.

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,772 · $148/mo
• Expected delta: +$254/yr (+$21/mo · 16.8%)

ⓘ 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: $17,804
• − Mortgage interest: −$7,276
• − Property taxes: −$1,518
• − Insurance: −$650
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,779
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,307/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: Austintown Local Schools
• NCES district ID: 3904829
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $45,129
• Composite: 50.99/100
• National rank: #1778
• State rank: #290 of 656 in OH

Livability — Austintown

• Score: 73/100
• State rank: #322
• US rank: #5290

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austintown, OH
• County: Mahoning · 224,175 people
• City population: 27,740
• Metro: Youngstown-Warren, OH
• Population (ZIP): 27,740
• Household income: $52,831
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 10.9

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 (83%)
• Race & ethnicity: White 83% Black 8% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 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: ▼ -81.64%
• Current HPI: 228.0895
• 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

+274.8% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $149,900 MLSNOW
• 2026-03-19 Price Changed $151,900 MLSNOW
• 2026-02-23 Listed $159,900 MLSNOW
• 2013-06-26 Sold (MLS) $37,400 MLSNOW
• 2013-03-09 Listed $40,000 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $1,518 · +4.3% YoY. Source: county tax records.