848 Cameron Ave · Youngstown, OH 44502

$70,000

3 bd · 1.0 ba · 868 sqft · SingleFamily public records · 98 Days on market

Built 1924 5,793 sqft lot Est $61k · 15% over

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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 +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.7/15.0

Listing remarks MLS

Move right into this light-filled two bedroom home! On the exterior, craftsman-inspired architecture provides ample curb appeal, featuring vinyl siding and an awesome covered front porch. Inside, tons of natural light flows throughout the space. Functional layout connects the main living / dining / kitchen areas, perfect for entertaining. A bright front den encapsulated with windows is the perfect space for an office space (or for your house plants. .. .). New flooring and fresh paint throughout in a neutral color palette (Feb 2025) giving the home a clean, fresh, vibe. The basement (also clean and freshly painted) provides tons of storage, or may be finished for additional living space. Key updates in recent years include: furnace, hot water heater, vinyl double-hung windows, plumbing, electrical, and more. A one-year home warranty is included with the purchase for added peace of mind—ask your agent for details. A solid home at an affordable price, ready for you to make it your own. Schedule a showing today!

Key facts

• Front porch
• Newer upper cabinets
• Fenced backyard

Tags

• FRONT PORCH
• COZY SUNROOM
• FENCED BACKYARD
• NEWER UPPER CABINETS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Built per public records; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Covered front porch

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet in dining room, living room, bedroom, and den
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement; Updated / remodeled condition
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 45 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,333/mo this rent would consume 51% of the median local household income ($31k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $1k appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 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: 1.90% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.94%
• DSCR: 2.64
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $60,760
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 Compton Ln	0.18mi	3/1.5	888 (+2%)	5mo	$83,000	$93	82
941 E Dewey Ave	0.22mi	2/1.0 (-1)	796 (-8%)	6mo	$50,000	$63	66
717 E Laclede Ave	0.29mi	3/1.5	864 (-0%)	21mo	$105,000	$122	66
758 Union St	0.31mi	2/1.0 (-1)	860 (-1%)	18mo	$59,900	$70	64
820 Pasadena Ave	0.08mi	3/1.0	956 (+10%)	22mo	$15,000	$16	61
808 Marmion Ave	0.48mi	2/1.5 (-1)	928 (+7%)	4mo	$96,600	$104	55
2804 Jean St	0.60mi	4/1.5 (+1)	924 (+6%)	4mo	$85,500	$93	51
2692 Taft Ave	0.71mi	3/1.0	990 (+14%)	3mo	$30,000	$30	41
573 E Philadelphia Ave E	0.69mi	2/1.0 (-1)	840 (-3%)	20mo	$47,000	$56	41
324 Marmion Ave	0.73mi	2/1.5 (-1)	790 (-9%)	11mo	$80,000	$101	35
825 E Philadelphia Ave	0.64mi	3/1.0	984 (+13%)	21mo	$60,000	$61	30

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

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 3.17×
• Total profit: $42,438
• Equity at exit: $26,768

10-year hold

• IRR: 41.8%
• Equity multiple: 6.26×
• Total profit: $103,016
• Equity at exit: $37,909

Cash invested: $19,600 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $603

Break-even live

Break-even rent $569

Max offer price $70,000

Occupancy floor 50%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	13d	1	1.18mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	1.40mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	1.49mi

Listing history 29 events

1. 2026-06-19
   days on market $70,000 Active 98 DOM
2. 2026-06-18
   days on market $70,000 Active 97 DOM
3. 2026-06-17
   days on market $70,000 Active 96 DOM
4. 2026-06-16
   days on market $70,000 Active 95 DOM
5. 2026-06-15
   status $70,000 Active 94 DOM
6. 2026-06-09
   status $70,000 Pending 94 DOM
7. 2026-06-08
   days on market $70,000 Active 94 DOM
8. 2026-06-07
   pricedays on market $70,000 Active 93 DOM
9. 2026-06-03
   days on market $75,000 Active 89 DOM
10. 2026-06-02
    days on market $75,000 Active 88 DOM
11. 2026-06-01
    days on market $75,000 Active 87 DOM
12. 2026-05-31
    days on market $75,000 Active 86 DOM
13. 2026-05-30
    days on market $75,000 Active 85 DOM
14. 2026-05-12
    status Active
15. 2026-04-20
    historical Contingent
16. 2026-04-15
    status Active
17. 2026-04-06
    historical Contingent
18. 2026-03-19
    price $75,000
19. 2026-03-06
    listed $80,000 Active
20. 2025-04-18
    soldstatus $70,000
21. 2025-04-17
    soldstatus $70,000 Closed 1031-char remark

    Show marketing remark (1031 chars)

    Move right into this light-filled two bedroom home! On the exterior, craftsman-inspired architecture provides ample curb appeal, featuring vinyl siding and an awesome covered front porch. Inside, tons of natural light flows throughout the space. Functional layout connects the main living / dining / kitchen areas, perfect for entertaining. A bright front den encapsulated with windows is the perfect space for an office space (or for your house plants. .. .). New flooring and fresh paint throughout in a neutral color palette (Feb 2025) giving the home a clean, fresh, vibe. The basement (also clean and freshly painted) provides tons of storage, or may be finished for additional living space. Key updates in recent years include: furnace, hot water heater, vinyl double-hung windows, plumbing, electrical, and more. A one-year home warranty is included with the purchase for added peace of mind—ask your agent for details. A solid home at an affordable price, ready for you to make it your own. Schedule a showing today!

22. 2025-03-20
    historical Contingent 1031-char remark

    Show marketing remark (1031 chars)

    Move right into this light-filled two bedroom home! On the exterior, craftsman-inspired architecture provides ample curb appeal, featuring vinyl siding and an awesome covered front porch. Inside, tons of natural light flows throughout the space. Functional layout connects the main living / dining / kitchen areas, perfect for entertaining. A bright front den encapsulated with windows is the perfect space for an office space (or for your house plants. .. .). New flooring and fresh paint throughout in a neutral color palette (Feb 2025) giving the home a clean, fresh, vibe. The basement (also clean and freshly painted) provides tons of storage, or may be finished for additional living space. Key updates in recent years include: furnace, hot water heater, vinyl double-hung windows, plumbing, electrical, and more. A one-year home warranty is included with the purchase for added peace of mind—ask your agent for details. A solid home at an affordable price, ready for you to make it your own. Schedule a showing today!

23. 2025-02-28
    status Active 1031-char remark

    Show marketing remark (1031 chars)

    Move right into this light-filled two bedroom home! On the exterior, craftsman-inspired architecture provides ample curb appeal, featuring vinyl siding and an awesome covered front porch. Inside, tons of natural light flows throughout the space. Functional layout connects the main living / dining / kitchen areas, perfect for entertaining. A bright front den encapsulated with windows is the perfect space for an office space (or for your house plants. .. .). New flooring and fresh paint throughout in a neutral color palette (Feb 2025) giving the home a clean, fresh, vibe. The basement (also clean and freshly painted) provides tons of storage, or may be finished for additional living space. Key updates in recent years include: furnace, hot water heater, vinyl double-hung windows, plumbing, electrical, and more. A one-year home warranty is included with the purchase for added peace of mind—ask your agent for details. A solid home at an affordable price, ready for you to make it your own. Schedule a showing today!

24. 2025-02-25
    historical Contingent 1031-char remark

    Show marketing remark (1031 chars)

    Move right into this light-filled two bedroom home! On the exterior, craftsman-inspired architecture provides ample curb appeal, featuring vinyl siding and an awesome covered front porch. Inside, tons of natural light flows throughout the space. Functional layout connects the main living / dining / kitchen areas, perfect for entertaining. A bright front den encapsulated with windows is the perfect space for an office space (or for your house plants. .. .). New flooring and fresh paint throughout in a neutral color palette (Feb 2025) giving the home a clean, fresh, vibe. The basement (also clean and freshly painted) provides tons of storage, or may be finished for additional living space. Key updates in recent years include: furnace, hot water heater, vinyl double-hung windows, plumbing, electrical, and more. A one-year home warranty is included with the purchase for added peace of mind—ask your agent for details. A solid home at an affordable price, ready for you to make it your own. Schedule a showing today!

25. 2025-02-05
    listed $67,500 Active 1031-char remark

    Show marketing remark (1031 chars)

    Move right into this light-filled two bedroom home! On the exterior, craftsman-inspired architecture provides ample curb appeal, featuring vinyl siding and an awesome covered front porch. Inside, tons of natural light flows throughout the space. Functional layout connects the main living / dining / kitchen areas, perfect for entertaining. A bright front den encapsulated with windows is the perfect space for an office space (or for your house plants. .. .). New flooring and fresh paint throughout in a neutral color palette (Feb 2025) giving the home a clean, fresh, vibe. The basement (also clean and freshly painted) provides tons of storage, or may be finished for additional living space. Key updates in recent years include: furnace, hot water heater, vinyl double-hung windows, plumbing, electrical, and more. A one-year home warranty is included with the purchase for added peace of mind—ask your agent for details. A solid home at an affordable price, ready for you to make it your own. Schedule a showing today!

26. 2007-07-24
    historical
27. 2007-01-25
    listed $16,900
28. 2006-12-07
    historical
29. 2006-06-07
    listed $10,000

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $866 · $72/mo
• Expected delta: +$226/yr (+$19/mo · 35.4%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,994
• − Mortgage interest: −$3,921
• − Property taxes: −$640
• − Insurance: −$350
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,036
• Taxable income: $6,488
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $5,684/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): 9,594
• Household income: $31,170
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 566.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Black 35% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 2% Serbian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 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: ▲ 1.78%
• Current HPI: 246.2163
• 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

+650.0% since first listed

16 events — show timeline

• 2026-05-12 Relisted — MLSNOW
• 2026-04-20 Contingent — MLSNOW
• 2026-04-15 Relisted — MLSNOW
• 2026-04-06 Contingent — MLSNOW
• 2026-03-19 Price Changed $75,000 MLSNOW
• 2026-03-06 Listed $80,000 MLSNOW
• 2025-04-18 Sold (Public Records) $70,000 Public Records
• 2025-04-17 Sold (MLS) $70,000 MLSNOW
• 2025-03-20 Contingent — MLSNOW
• 2025-02-28 Relisted — MLSNOW
• 2025-02-25 Contingent — MLSNOW
• 2025-02-05 Listed $67,500 MLSNOW
• 2007-07-24 Listing Removed — MLSNOW
• 2007-01-25 Listed $16,900 MLSNOW
• 2006-12-07 Listing Removed — MLSNOW
• 2006-06-07 Listed $10,000 MLSNOW

Property tax history

+5.1%/yr

Latest (2025): $640 · -11.9% YoY. Source: county tax records.