239 N Heights Ave · Youngstown, OH 44504

$60,000

5 bd · 3.0 ba · 3,895 sqft · SingleFamily public records · 462 Days on market

Built 1905 0.46 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Investment Opportunity in Youngstown, Ohio on North Heights Discover the potential of this expansive brick Tri plex - residence offering over 3800 square feet of space ripe for transformation. With 13 rooms and 3 full bathrooms, this property presents endless possibilities for creative reimagining. While in need of extensive renovation, the generous yard surrounding the house adds to its allure and potential. Ideal for investors seeking a project, this property could be a multiplex or multi-unit rental, providing a lucrative opportunity in the burgeoning Youngstown market. Seize the chance to unleash the hidden potential of this spacious residence and turn it into a profitable investment venture.

Key facts

• Fireplaces
• Beautiful pillars
• Hardwood floors

Tags

• ORIGINAL MOSAIC TILE ENTRYWAY
• HARDWOOD FLOORS
• FIREPLACES
• PRIVATE DOOR TO EACH FLOOR
• BEAUTIFUL PILLARS
• GRAVEL DRIVEWAY

Property features AI

Exterior

• Parking: Gravel parking area
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Asphalt roof
• Construction: Brick construction; Asphalt roof; Year built per public records
• Exterior features: Gravel parking; Lot approximately 0.459 acres

Interior

• Bedrooms: 2 stories
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 462 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $60k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 462 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 1905 — 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: 2.38% ✓
• Cap rate: 21.65%
• Cash-on-cash: 54.85%
• DSCR: 3.44
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $186,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 N Heights Ave	0.00mi	5/3.0	3,895 (0%)	0mo	$50,000	$13	100
1650 Fifth Ave	0.39mi	6/3.0 (+1)	4,382 (+12%)	5mo	$180,000	$41	52
402 Tod Ln	0.71mi	5/4.5	4,042 (+4%)	8mo	$329,900	$82	48
373 Redondo Rd	0.55mi	4/2.5 (-1)	3,366 (-14%)	14mo	$159,900	$48	33

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.0%
• Equity multiple: 5.10×
• Total profit: $68,826
• Equity at exit: $40,490

10-year hold

• IRR: 60.4%
• Equity multiple: 10.74×
• Total profit: $163,556
• Equity at exit: $75,947

Cash invested: $16,800 (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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $768

Break-even live

Break-even rent $455

Max offer price $60,000

Occupancy floor 41%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-18
   status Pending
2. 2026-01-19
   price $60,000
3. 2025-02-09
   listed $70,000 Active
4. 2024-04-03
   soldstatus $25,500 Closed 708-char remark

   Show marketing remark (708 chars)

   Investment Opportunity in Youngstown, Ohio on North Heights Discover the potential of this expansive brick Tri plex - residence offering over 3800 square feet of space ripe for transformation. With 13 rooms and 3 full bathrooms, this property presents endless possibilities for creative reimagining. While in need of extensive renovation, the generous yard surrounding the house adds to its allure and potential. Ideal for investors seeking a project, this property could be a multiplex or multi-unit rental, providing a lucrative opportunity in the burgeoning Youngstown market. Seize the chance to unleash the hidden potential of this spacious residence and turn it into a profitable investment venture.

5. 2024-03-15
   status Pending 708-char remark

   Show marketing remark (708 chars)

   Investment Opportunity in Youngstown, Ohio on North Heights Discover the potential of this expansive brick Tri plex - residence offering over 3800 square feet of space ripe for transformation. With 13 rooms and 3 full bathrooms, this property presents endless possibilities for creative reimagining. While in need of extensive renovation, the generous yard surrounding the house adds to its allure and potential. Ideal for investors seeking a project, this property could be a multiplex or multi-unit rental, providing a lucrative opportunity in the burgeoning Youngstown market. Seize the chance to unleash the hidden potential of this spacious residence and turn it into a profitable investment venture.

6. 2024-03-04
   listed $49,900 Active 708-char remark

   Show marketing remark (708 chars)

   Investment Opportunity in Youngstown, Ohio on North Heights Discover the potential of this expansive brick Tri plex - residence offering over 3800 square feet of space ripe for transformation. With 13 rooms and 3 full bathrooms, this property presents endless possibilities for creative reimagining. While in need of extensive renovation, the generous yard surrounding the house adds to its allure and potential. Ideal for investors seeking a project, this property could be a multiplex or multi-unit rental, providing a lucrative opportunity in the burgeoning Youngstown market. Seize the chance to unleash the hidden potential of this spacious residence and turn it into a profitable investment venture.

7. 2021-05-12
   soldstatus $19,750 Closed 461-char remark

   Show marketing remark (461 chars)

   Historical beauty in the North side/YSU area. Complete rehab needed. This original triplex is walking distance to Wick Park. Also close to downtown and YSU. Public transportation and nearby hospitals, public shopping centers, restaurants, YMCA, and many other historical places. With the chance to be converted to up to 8 bedrooms this could be a great investment. Many original features still exist in this charming house. This property has many possibilities.

8. 2021-04-12
   status Pending 461-char remark

   Show marketing remark (461 chars)

   Historical beauty in the North side/YSU area. Complete rehab needed. This original triplex is walking distance to Wick Park. Also close to downtown and YSU. Public transportation and nearby hospitals, public shopping centers, restaurants, YMCA, and many other historical places. With the chance to be converted to up to 8 bedrooms this could be a great investment. Many original features still exist in this charming house. This property has many possibilities.

9. 2021-04-05
   listed $29,900 Active 461-char remark

   Show marketing remark (461 chars)

   Historical beauty in the North side/YSU area. Complete rehab needed. This original triplex is walking distance to Wick Park. Also close to downtown and YSU. Public transportation and nearby hospitals, public shopping centers, restaurants, YMCA, and many other historical places. With the chance to be converted to up to 8 bedrooms this could be a great investment. Many original features still exist in this charming house. This property has many possibilities.

10. 2016-05-10
    soldstatus $7,000
11. 2016-05-09
    status Pending
12. 2016-05-09
    soldstatus $7,000 Sold
13. 2016-04-22
    historical Contingent
14. 2016-04-14
    listed $9,500 Active
15. 2016-04-11
    historical
16. 2015-03-04
    listed $17,000 Active
17. 2013-02-08
    soldstatus $6,000
18. 2012-10-22
    listed $7,000
19. 1993-04-27
    soldstatus $27,000
20. 1992-06-11
    soldstatus $31,000
21. 1986-07-23
    soldstatus $42,000

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: +$349/yr (+$29/mo · 146.0%)

ⓘ 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 6 d/yr ≥97°F today · 15 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: $17,126
• − Mortgage interest: −$3,361
• − Property taxes: −$239
• − Insurance: −$300
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,745
• Taxable income: $8,741
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $7,117/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): 5,185
• Household income: $40,156
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 15.7

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 0.65)
• Race & ethnicity: White 45% Black 38% Two or more races 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Serbian 1% Romanian 1%
• Foreign-born: 7% · Canada, Dominican Republic, South Korea
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 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: ▲ 6.72%
• Current HPI: 174.9495
• 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

+42.9% since first listed

21 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-01-19 Price Changed $60,000 MLSNOW
• 2025-02-09 Listed $70,000 MLSNOW
• 2024-04-03 Sold (MLS) $25,500 MLSNOW
• 2024-03-15 Pending — MLSNOW
• 2024-03-04 Listed $49,900 MLSNOW
• 2021-05-12 Sold (MLS) $19,750 MLSNOW
• 2021-04-12 Pending — MLSNOW
• 2021-04-05 Listed $29,900 MLSNOW
• 2016-05-10 Sold (Public Records) $7,000 Public Records
• 2016-05-09 Pending — MLSNOW
• 2016-05-09 Sold (MLS) $7,000 MLSNOW
• 2016-04-22 Contingent — MLSNOW
• 2016-04-14 Listed $9,500 MLSNOW
• 2016-04-11 Listing Removed — MLSNOW
• 2015-03-04 Listed $17,000 MLSNOW
• 2013-02-08 Sold (MLS) $6,000 MLSNOW
• 2012-10-22 Listed $7,000 MLSNOW
• 1993-04-27 Sold (Public Records) $27,000 Public Records
• 1992-06-11 Sold (Public Records) $31,000 Public Records
• 1986-07-23 Sold (Public Records) $42,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $239 · -11.8% YoY. Source: county tax records.