2301 Lyon Blvd · Poland, OH 44514

$140,500

3 bd · 1.5 ba · 1,783 sqft · SingleFamily public records · 88 Days on market

Built 1928 0.32 ac lot $79/sqft · 32% below area Est $207k · 32% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story home with living room with heated enclosed front porch, living room with fireplace and built in bookshelves, kitchen, dining room, 5 bedrooms and 2 full bathrooms. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds.

Key facts

• Built in bookshelves
• 0.32 acre lot
• 2 garage spots

Tags

• HEATED ENCLOSED FRONT PORCH
• LIVING ROOM WITH FIREPLACE
• BUILT IN BOOKSHELVES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.4% in Poland — 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 82/100 on livability (#72 in OH, #1,108 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Struthers City (suburban): math 45% / reading 52% proficiency, ranked #475 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $971 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,070 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.32% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $206,543
• List price: $140,500
• Delta: -31.98%
• 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
2215 Knollwood Ave	0.18mi	3/2.0	1,774 (-0%)	1mo	$255,000	$144	88
2411 Lyon Blvd	0.11mi	4/1.0 (+1)	1,664 (-7%)	6mo	$219,900	$132	71
764 Poland Ave	0.49mi	3/2.0	1,752 (-2%)	7mo	$325,000	$186	66
5838 Poland Struthers Rd	0.33mi	4/2.0 (+1)	1,629 (-9%)	1mo	$229,900	$141	62
2273 Lyon Blvd	0.03mi	4/2.0 (+1)	1,524 (-14%)	7mo	$145,000	$95	62
2407 Clyde St	0.43mi	4/1.0 (+1)	1,728 (-3%)	10mo	$207,000	$120	60
6 Centennial Dr	0.55mi	3/1.5	1,720 (-4%)	11mo	$260,000	$151	59
2458 Country Ln	0.20mi	3/3.0	1,537 (-14%)	9mo	$242,000	$157	54
1846 Johnston Pl	0.71mi	3/1.5	1,708 (-4%)	10mo	$280,000	$164	52
34 Centennial Dr	0.49mi	3/1.5	1,558 (-13%)	10mo	$235,000	$151	48
421 W Omar St	0.48mi	3/1.5	1,527 (-14%)	11mo	$192,000	$126	44
1890 Mathews Rd	0.67mi	3/1.0	2,008 (+13%)	4mo	$161,135	$80	42

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $7,749
• Equity at exit: $20,949

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $46,156
• Equity at exit: $12,148

Cash invested: $39,340 (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 44514

• Home prices YoY: -23.8%
• Active inventory: 155
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$737
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $478

Break-even live

Break-even rent $1,256

Max offer price $140,500

Occupancy floor 69%

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: $35,125
• Closing costs: $4,215
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	13d	1	0.45mi
2670 Center Rd Youngstown, OH	3.0	2.5	1722	$2,500	$1.45	21d	1	1.05mi
1750 Nova Ln Youngstown, OH	3.0	2.0	1538	$1,700	$1.11	13d	1	1.08mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	13d	1	1.14mi

Listing history 18 events

1. 2026-05-04
   price $140,500 267-char remark

   Show marketing remark (267 chars)

   2 story home with living room with heated enclosed front porch, living room with fireplace and built in bookshelves, kitchen, dining room, 5 bedrooms and 2 full bathrooms. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds.

2. 2026-04-03
   price $160,500 267-char remark

   Show marketing remark (267 chars)

   2 story home with living room with heated enclosed front porch, living room with fireplace and built in bookshelves, kitchen, dining room, 5 bedrooms and 2 full bathrooms. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds.

3. 2026-02-27
   listed $170,500 Active 267-char remark

   Show marketing remark (267 chars)

   2 story home with living room with heated enclosed front porch, living room with fireplace and built in bookshelves, kitchen, dining room, 5 bedrooms and 2 full bathrooms. Property sold as is. No guarantees. No warranties. Must be pre-approved or show proof of funds.

4. 2026-01-28
   soldstatus $153,200
5. 2018-09-21
   soldstatus $57,000 Sold 260-char remark

   Show marketing remark (260 chars)

   Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

6. 2018-07-06
   status Pending 260-char remark

   Show marketing remark (260 chars)

   Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

7. 2018-07-06
   historical 260-char remark

   Show marketing remark (260 chars)

   Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

8. 2018-07-04
   historical Contingent 260-char remark

   Show marketing remark (260 chars)

   Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

9. 2018-06-28
   status Active 260-char remark

   Show marketing remark (260 chars)

   Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

10. 2018-05-31
    status Pending 260-char remark

    Show marketing remark (260 chars)

    Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

11. 2018-05-18
    historical Contingent 260-char remark

    Show marketing remark (260 chars)

    Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

12. 2018-05-04
    listed $60,000 Active 260-char remark

    Show marketing remark (260 chars)

    Beautiful, well kept older 2 story home with natural woodwork and flooring has 4 bedrooms, living room with fireplace and built in glass fronted bookshelves, kitchen, dining room, office and enclosed heated front porch, full basement and 2 car detached garage.

13. 2017-11-07
    soldstatus $70,000
14. 2017-10-30
    historical
15. 2017-06-26
    listed $112,900 Active
16. 2007-10-31
    soldstatus $107,900
17. 2007-10-31
    soldstatus $107,000
18. 2007-08-13
    listed $107,900

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,337
• − Mortgage interest: −$7,870
• − Property taxes: −$2,361
• − Insurance: −$702
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$4,087
• Taxable income: $3,743
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,844/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: Struthers City
• NCES district ID: 3904485
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $37,753
• Composite: 40.35/100
• National rank: #3742
• State rank: #475 of 656 in OH

Livability — Poland

• Score: 82/100
• State rank: #72
• US rank: #1108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mahoning County · 84,956 people
• City population: 23,917
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 23,917
• Household income: $79,808
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 411.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -65.78%
• Current HPI: 210.5511
• 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

+30.2% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $140,500 MLSNOW
• 2026-04-03 Price Changed $160,500 MLSNOW
• 2026-02-27 Listed $170,500 MLSNOW
• 2026-01-28 Sold (Public Records) $153,200 Public Records
• 2018-09-21 Sold (MLS) $57,000 MLSNOW
• 2018-07-06 Pending — MLSNOW
• 2018-07-06 Listing Removed — MLSNOW
• 2018-07-04 Contingent — MLSNOW
• 2018-06-28 Relisted — MLSNOW
• 2018-05-31 Pending — MLSNOW
• 2018-05-18 Contingent — MLSNOW
• 2018-05-04 Listed $60,000 MLSNOW
• 2017-11-07 Sold (Public Records) $70,000 Public Records
• 2017-10-30 Listing Removed — MLSNOW
• 2017-06-26 Listed $112,900 MLSNOW
• 2007-10-31 Sold (Public Records) $107,000 Public Records
• 2007-10-31 Sold (MLS) $107,900 MLSNOW
• 2007-08-13 Listed $107,900 MLSNOW

Property tax history

+4.6%/yr

Latest (2025): $2,361 · -32.7% YoY. Source: county tax records.