611 Sherwood Ave · Youngstown, OH 44511

$114,900

4 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 3 Days on market

Built 2001 7,967 sqft lot Est $112k · 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• ARV discount +6.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 611 Sherwood Ave in Youngstown! Built in 2001, this well-maintained 4-bedroom, 1.5-bath home offers comfortable living space and a functional layout. The main level features a convenient half bath, spacious living area, and great natural light throughout. The home includes a full basement providing additional storage or potential for future finishing, Garage. Step outside to enjoy the fenced-in backyard, ideal for pets, outdoor gatherings, or relaxing evenings. Conveniently located near schools, shopping, and major routes. Affordable, move-in ready, and a great opportunity to own a newer-built home in the area. Kitchen Appliances stays.

Key facts

• Great natural light
• Spacious living area
• Convenient half bath

Tags

• FENCED-IN BACKYARD
• FULL BASEMENT
• CONVENIENT HALF BATH
• SPACIOUS LIVING AREA
• GREAT NATURAL LIGHT
• KITCHEN APPLIANCES STAYS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.1% 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: 73 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $115k implies a 568% gain — meaningful room to come down on a strong offer.

Recommended offer $114,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $112,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Sherwood Ave	0.00mi	4/1.5	1,440 (+3%)	1mo	$114,900	$80	95
753 Mineral Springs Ave	0.47mi	3/2.0 (-1)	1,409 (+0%)	0mo	$170,000	$121	70
555 W Evergreen Ave	0.45mi	3/1.0 (-1)	1,418 (+1%)	3mo	$45,500	$32	68
980 W Laclede Ave	0.43mi	3/1.0 (-1)	1,453 (+4%)	2mo	$97,000	$67	66
611 Cohasset Dr	0.57mi	3/1.0 (-1)	1,430 (+2%)	1mo	$16,001	$11	62
970 Bonnie Brae Ave	0.61mi	3/2.0 (-1)	1,409 (+0%)	2mo	$160,000	$114	62
827 Winona Dr	0.31mi	4/1.5	1,606 (+14%)	4mo	$140,000	$87	58
723 Mineral Springs Ave	0.45mi	3/2.5 (-1)	1,474 (+5%)	5mo	$180,000	$122	57
3414 Idlewood Ave	0.74mi	3/1.5 (-1)	1,404 (0%)	5mo	$92,000	$66	56
605 W Warren Ave	0.51mi	3/1.5 (-1)	1,312 (-7%)	5mo	$52,500	$40	56
937 W Indianola Ave	0.44mi	4/1.0	1,598 (+14%)	2mo	$95,500	$60	53
950 Bonnie Brae Ave	0.58mi	3/2.0 (-1)	1,206 (-14%)	3mo	$145,000	$120	40

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,432
• Equity at exit: $17,132

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $33,417
• Equity at exit: $9,934

Cash invested: $32,172 (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 44511

• Home prices YoY: -12.6%
• Active inventory: 73
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $363

Break-even live

Break-even rent $872

Max offer price $114,900

Occupancy floor 68%

Sensitivity live

Price	-10% $428	-5% $395	+0% $363	+5% $330	+10% $298
Rent	-10% $257	-5% $310	+0% $363	+5% $415	+10% $468
Rate	-1.0pp $420	-0.5pp $392	base $363	+0.5pp $333	+1.0pp $303

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	1.09mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	1.33mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.48mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.48mi

Listing history 3 events

1. 2026-03-14
   status Pending
2. 2026-03-10
   listed $114,900 Active
3. 1989-10-19
   soldstatus $17,194

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$667/yr (+$56/mo · 145.5%)

ⓘ 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 ≥96°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: $15,968
• − Mortgage interest: −$6,436
• − Property taxes: −$458
• − Insurance: −$574
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,343
• Taxable income: $2,602
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,727/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 County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 18,909
• Household income: $56,880
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 336.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -40.81%
• Current HPI: 283.9088
• 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

+568.3% since first listed

3 events — show timeline

• 2026-03-14 Pending — MLSNOW
• 2026-03-10 Listed $114,900 MLSNOW
• 1989-10-19 Sold (Public Records) $17,194 Public Records

Property tax history

+6.1%/yr

Latest (2025): $458 · -14.6% YoY. Source: county tax records.