178 E Ravenwood Ave · Youngstown, OH 44507

$58,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 157 Days on market

Built 1924 6,011 sqft lot Est $104k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Tenant-occupied, income-producing single-family rental generating $800 per month in rent. Tenant pays all utilities and handles lawn care, keeping operating expenses low. Property features a brand-new roof, reducing near-term capital expenses. Functional floor plan with covered front porch and off-street parking. Interior reflects tenant occupancy and is being sold as-is. Strong rent-to-price ratio makes this a solid buy-and-hold investment. Seller owns multiple rental properties and is open to selling individually or as part of a package.

Key facts

• Covered front porch
• Brand-new roof
• Off-street parking

Tags

• BRAND-NEW ROOF
• COVERED FRONT PORCH
• OFF-STREET PARKING
• INCOME-PRODUCING RENTAL
• STRONG RENT-TO-PRICE RATIO

Property features AI

Exterior

• Parking: Attached garage with 1 car space; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Shingle roof
• Construction: Built according to public records; Vinyl siding construction
• Exterior features: Driveway

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Unfinished basement; One fireplace; Six total rooms

🏷️ Possibly a rental listed for sale. The $58,000 price doesn't fit this home's estimated sale value (~$104,248) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: 28 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $1,108/mo this rent would consume 52% of the median local household income ($26k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $401 of loan paydown is wiped out by about $480 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 (-0.8% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.91% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.97%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $104,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 E Ravenwood Ave	0.04mi	3/1.0	1,249 (-1%)	6mo	$45,000	$36	93
221 E Avondale Ave	0.20mi	3/1.0	1,181 (-6%)	3mo	$53,000	$45	78
230 Clarencedale Ave	0.34mi	3/1.5	1,232 (-2%)	5mo	$130,000	$106	75
582 Roxbury Ave	0.57mi	3/1.0	1,256 (0%)	1mo	$112,900	$90	73
358 E Auburndale Ave	0.33mi	3/1.0	1,332 (+6%)	6mo	$45,000	$34	69
241 Clarencedale Ave	0.38mi	3/1.0	1,305 (+4%)	8mo	$50,000	$38	69
3005 Rush Blvd	0.38mi	3/1.0	1,160 (-8%)	2mo	$26,000	$22	68
359 Potomac Ave	0.39mi	4/1.0 (+1)	1,180 (-6%)	1mo	$122,500	$104	66
21 Vermont Ave	0.56mi	3/1.0	1,156 (-8%)	0mo	$155,000	$134	60
4340 Helena Ave	0.73mi	3/2.0	1,328 (+6%)	4mo	$110,000	$83	49
441 E Indianola Ave	0.66mi	3/1.5	1,344 (+7%)	8mo	$114,650	$85	49
3414 Idlewood Ave	0.61mi	3/1.5	1,404 (+12%)	5mo	$92,000	$66	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.83×
• Total profit: $29,662
• Equity at exit: $14,482

10-year hold

• IRR: 42.7%
• Equity multiple: 5.57×
• Total profit: $74,216
• Equity at exit: $15,622

Cash invested: $16,240 (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 44507

• Home prices YoY: -0.3%
• Active inventory: 28
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$304
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $527

Break-even live

Break-even rent $441

Max offer price $58,000

Occupancy floor 47%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	0.14mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	0.59mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	13d	1	0.63mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	13d	1	0.86mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	21d	1	1.10mi

Listing history 20 events

1. 2026-06-19
   days on market $58,000 Active 157 DOM
2. 2026-06-18
   days on market $58,000 Active 156 DOM
3. 2026-06-17
   days on market $58,000 Active 155 DOM
4. 2026-06-16
   days on market $58,000 Active 154 DOM
5. 2026-06-15
   days on market $58,000 Active 153 DOM
6. 2026-06-14
   days on market $58,000 Active 151 DOM
7. 2026-06-13
   days on market $58,000 Active 150 DOM
8. 2026-06-10
   days on market $58,000 Active 148 DOM
9. 2026-06-09
   days on market $58,000 Active 147 DOM
10. 2026-06-08
    days on market $58,000 Active 146 DOM
11. 2026-06-07
    days on market $58,000 Active 145 DOM
12. 2026-06-03
    days on market $58,000 Active 141 DOM
13. 2026-06-02
    days on market $58,000 Active 140 DOM
14. 2026-06-01
    days on market $58,000 Active 139 DOM
15. 2026-05-31
    days on market $58,000 Active 138 DOM
16. 2026-05-30
    days on market $58,000 Active 137 DOM
17. 2026-02-03
    price $58,000
18. 2026-01-13
    listed $65,000 Active
19. 2004-08-18
    soldstatus $56,000
20. 1992-11-17
    soldstatus $12,000

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$333/yr (+$28/mo · 139.8%)

ⓘ 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 ≥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: $13,300
• − Mortgage interest: −$3,249
• − Property taxes: −$238
• − Insurance: −$290
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,687
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,959/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): 4,402
• Household income: $25,767
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 17.1

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: Black 60% White 20% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Subsaharan African 2% Hispanic 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -0.83%
• Current HPI: 282.496
• 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

+383.3% since first listed

4 events — show timeline

• 2026-02-03 Price Changed $58,000 MLSNOW
• 2026-01-13 Listed $65,000 MLSNOW
• 2004-08-18 Sold (Public Records) $56,000 Public Records
• 1992-11-17 Sold (Public Records) $12,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $238 · -11.8% YoY. Source: county tax records.