4013 Hopkins Rd · Youngstown, OH 44511

$134,400

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 116 Days on market

Built 1950 7,492 sqft lot $130/sqft · at area comps Est $143k · 6% under

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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 +19.0/30.0
• ARV discount +10.2/15.0
• DSCR +6.0/10.0
• Schools +5.7/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming Cape Cod in the desirable Boardman School District! This 3-bedroom, 1-bath home offers the perfect blend of character and updates. The bright, updated kitchen features white cabinetry, granite-style countertops, stainless steel appliances, and a modern tile backsplash. The main living area showcases beautiful dark wood-style flooring, neutral tones, and a cozy brick fireplace with built-in shelving. A spacious dining/family room addition with sliding glass doors leads to a fully fenced backyard—perfect for entertaining, pets, or relaxing evenings outdoors. Upstairs, you’ll find generously sized bedrooms with unique Cape Cod charm, including built-ins and additional storage. The waterproofed basement adds peace of mind and extra usable space. Complete with a detached two-car garage and conveniently located near shopping, dining, and parks—this Youngstown gem is ready for its next owner. Schedule your private showing today!

Key facts

• Cozy brick fireplace
• Updated kitchen
• 7,492 sq ft lot

Tags

• UPDATED KITCHEN
• GRANITE STYLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MODERN TILE BACKSPLASH
• DARK WOOD STYLE FLOORING
• COZY BRICK FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.

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.
• Boardman Local (urban): math 63% / reading 71% proficiency, ranked #189 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 73 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $929 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.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $28k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $134k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,304 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1950 — 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: 1.00% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $143,116
• List price: $134,400
• Delta: -6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 Donmar Ln	0.02mi	3/1.0	1,021 (-1%)	8mo	$137,000	$134	91
1038 Zander Dr	0.16mi	2/1.0 (-1)	1,042 (+1%)	2mo	$178,500	$171	84
3945 S Schenley Ave	0.30mi	3/1.0	960 (-7%)	3mo	$75,000	$78	72
3916 Loma Vista Dr	0.35mi	3/1.5	1,092 (+6%)	10mo	$87,500	$80	63
4051 Stratmore Ave	0.23mi	2/2.0 (-1)	956 (-7%)	9mo	$150,000	$157	61
3917 Arden Blvd	0.42mi	3/1.0	948 (-8%)	10mo	$69,900	$74	59
4003 Shelby Rd	0.34mi	3/1.0	1,158 (+12%)	7mo	$162,000	$140	58
1039 Laverne Ave	0.38mi	2/2.0 (-1)	950 (-8%)	4mo	$149,900	$158	57
3730 Baymar Dr	0.40mi	3/1.0	1,134 (+10%)	10mo	$138,000	$122	56
2435 Canfield Rd	0.44mi	3/1.0	1,134 (+10%)	9mo	$80,000	$71	56
1585 Cascade Dr	0.44mi	2/1.0 (-1)	924 (-10%)	10mo	$65,000	$70	49
3185 Sunnybrooke Dr	0.74mi	3/1.0	1,144 (+11%)	2mo	$168,000	$147	46

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-12,766
• Equity at exit: $20,039

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $533
• Equity at exit: $11,620

Cash invested: $37,632 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $141

Break-even live

Break-even rent $1,167

Max offer price $134,400

Occupancy floor 84%

Sensitivity live

Price	-10% $217	-5% $179	+0% $141	+5% $103	+10% $65
Rent	-10% $35	-5% $88	+0% $141	+5% $194	+10% $248
Rate	-1.0pp $209	-0.5pp $175	base $141	+0.5pp $106	+1.0pp $71

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: $33,600
• Closing costs: $4,032
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3639 Shelby Rd Youngstown, OH	2.0	1.0	936	$1,200	$1.28	21d	1	0.35mi
360 Shields Rd Unit 360 Youngstown, OH	2.0	1.0	974	$925	$0.95	21d	1	1.19mi

Listing history 23 events

1. 2026-06-09
   status $134,400 Pending 116 DOM
2. 2026-06-08
   days on market $134,400 Active 116 DOM
3. 2026-06-07
   days on market $134,400 Active 115 DOM
4. 2026-06-05
   days on market $134,400 Active 112 DOM
5. 2026-06-02
   days on market $134,400 Active 110 DOM
6. 2026-06-01
   days on market $134,400 Active 109 DOM
7. 2026-05-31
   days on market $134,400 Active 108 DOM
8. 2026-05-30
   days on market $134,400 Active 107 DOM
9. 2026-04-27
   price $138,400 983-char remark

   Show marketing remark (983 chars)

   Welcome home to this charming Cape Cod in the desirable Boardman School District! This 3-bedroom, 1-bath home offers the perfect blend of character and updates. The bright, updated kitchen features white cabinetry, granite-style countertops, stainless steel appliances, and a modern tile backsplash. The main living area showcases beautiful dark wood-style flooring, neutral tones, and a cozy brick fireplace with built-in shelving. A spacious dining/family room addition with sliding glass doors leads to a fully fenced backyard—perfect for entertaining, pets, or relaxing evenings outdoors. Upstairs, you’ll find generously sized bedrooms with unique Cape Cod charm, including built-ins and additional storage. The waterproofed basement adds peace of mind and extra usable space. Complete with a detached two-car garage and conveniently located near shopping, dining, and parks—this Youngstown gem is ready for its next owner. Schedule your private showing today!

10. 2026-04-08
    status Active 983-char remark

    Show marketing remark (983 chars)

    Welcome home to this charming Cape Cod in the desirable Boardman School District! This 3-bedroom, 1-bath home offers the perfect blend of character and updates. The bright, updated kitchen features white cabinetry, granite-style countertops, stainless steel appliances, and a modern tile backsplash. The main living area showcases beautiful dark wood-style flooring, neutral tones, and a cozy brick fireplace with built-in shelving. A spacious dining/family room addition with sliding glass doors leads to a fully fenced backyard—perfect for entertaining, pets, or relaxing evenings outdoors. Upstairs, you’ll find generously sized bedrooms with unique Cape Cod charm, including built-ins and additional storage. The waterproofed basement adds peace of mind and extra usable space. Complete with a detached two-car garage and conveniently located near shopping, dining, and parks—this Youngstown gem is ready for its next owner. Schedule your private showing today!

11. 2026-03-30
    historical Contingent 983-char remark

    Show marketing remark (983 chars)

    Welcome home to this charming Cape Cod in the desirable Boardman School District! This 3-bedroom, 1-bath home offers the perfect blend of character and updates. The bright, updated kitchen features white cabinetry, granite-style countertops, stainless steel appliances, and a modern tile backsplash. The main living area showcases beautiful dark wood-style flooring, neutral tones, and a cozy brick fireplace with built-in shelving. A spacious dining/family room addition with sliding glass doors leads to a fully fenced backyard—perfect for entertaining, pets, or relaxing evenings outdoors. Upstairs, you’ll find generously sized bedrooms with unique Cape Cod charm, including built-ins and additional storage. The waterproofed basement adds peace of mind and extra usable space. Complete with a detached two-car garage and conveniently located near shopping, dining, and parks—this Youngstown gem is ready for its next owner. Schedule your private showing today!

12. 2026-03-24
    price $148,000 983-char remark

    Show marketing remark (983 chars)

    Welcome home to this charming Cape Cod in the desirable Boardman School District! This 3-bedroom, 1-bath home offers the perfect blend of character and updates. The bright, updated kitchen features white cabinetry, granite-style countertops, stainless steel appliances, and a modern tile backsplash. The main living area showcases beautiful dark wood-style flooring, neutral tones, and a cozy brick fireplace with built-in shelving. A spacious dining/family room addition with sliding glass doors leads to a fully fenced backyard—perfect for entertaining, pets, or relaxing evenings outdoors. Upstairs, you’ll find generously sized bedrooms with unique Cape Cod charm, including built-ins and additional storage. The waterproofed basement adds peace of mind and extra usable space. Complete with a detached two-car garage and conveniently located near shopping, dining, and parks—this Youngstown gem is ready for its next owner. Schedule your private showing today!

13. 2026-03-04
    price $155,900 983-char remark

    Show marketing remark (983 chars)

    Welcome home to this charming Cape Cod in the desirable Boardman School District! This 3-bedroom, 1-bath home offers the perfect blend of character and updates. The bright, updated kitchen features white cabinetry, granite-style countertops, stainless steel appliances, and a modern tile backsplash. The main living area showcases beautiful dark wood-style flooring, neutral tones, and a cozy brick fireplace with built-in shelving. A spacious dining/family room addition with sliding glass doors leads to a fully fenced backyard—perfect for entertaining, pets, or relaxing evenings outdoors. Upstairs, you’ll find generously sized bedrooms with unique Cape Cod charm, including built-ins and additional storage. The waterproofed basement adds peace of mind and extra usable space. Complete with a detached two-car garage and conveniently located near shopping, dining, and parks—this Youngstown gem is ready for its next owner. Schedule your private showing today!

14. 2026-02-11
    listed $162,000 Active 983-char remark

    Show marketing remark (983 chars)

    Welcome home to this charming Cape Cod in the desirable Boardman School District! This 3-bedroom, 1-bath home offers the perfect blend of character and updates. The bright, updated kitchen features white cabinetry, granite-style countertops, stainless steel appliances, and a modern tile backsplash. The main living area showcases beautiful dark wood-style flooring, neutral tones, and a cozy brick fireplace with built-in shelving. A spacious dining/family room addition with sliding glass doors leads to a fully fenced backyard—perfect for entertaining, pets, or relaxing evenings outdoors. Upstairs, you’ll find generously sized bedrooms with unique Cape Cod charm, including built-ins and additional storage. The waterproofed basement adds peace of mind and extra usable space. Complete with a detached two-car garage and conveniently located near shopping, dining, and parks—this Youngstown gem is ready for its next owner. Schedule your private showing today!

15. 2019-09-12
    soldstatus $85,000 Closed 630-char remark

    Show marketing remark (630 chars)

    Rake in the complements in your new 3 bedroom Cape Cod. Feel like a chef in the newly updated kitchen. Just like your favorite Pinterest save: modern white cabinets showcased with grey accents, including stainless appliances. Chillax in the living room or family room, the choice is yours. Gather family and friends to party on your NEW back deck and privacy fence. The Waterproofed basement is partially finished for extra living space (ps. comes with a lifetime warranty). .. and as an added bonus a 2 car garage! Conveniently located close to all of your favorite restaurants and shopping destinations. Home Warranty Included

16. 2019-09-12
    soldstatus $85,000

    Show marketing remark (630 chars)

    Rake in the complements in your new 3 bedroom Cape Cod. Feel like a chef in the newly updated kitchen. Just like your favorite Pinterest save: modern white cabinets showcased with grey accents, including stainless appliances. Chillax in the living room or family room, the choice is yours. Gather family and friends to party on your NEW back deck and privacy fence. The Waterproofed basement is partially finished for extra living space (ps. comes with a lifetime warranty). .. and as an added bonus a 2 car garage! Conveniently located close to all of your favorite restaurants and shopping destinations. Home Warranty Included

17. 2019-07-29
    status Pending 630-char remark

    Show marketing remark (630 chars)

    Rake in the complements in your new 3 bedroom Cape Cod. Feel like a chef in the newly updated kitchen. Just like your favorite Pinterest save: modern white cabinets showcased with grey accents, including stainless appliances. Chillax in the living room or family room, the choice is yours. Gather family and friends to party on your NEW back deck and privacy fence. The Waterproofed basement is partially finished for extra living space (ps. comes with a lifetime warranty). .. and as an added bonus a 2 car garage! Conveniently located close to all of your favorite restaurants and shopping destinations. Home Warranty Included

18. 2019-07-24
    listed $85,000 Active 630-char remark

    Show marketing remark (630 chars)

    Rake in the complements in your new 3 bedroom Cape Cod. Feel like a chef in the newly updated kitchen. Just like your favorite Pinterest save: modern white cabinets showcased with grey accents, including stainless appliances. Chillax in the living room or family room, the choice is yours. Gather family and friends to party on your NEW back deck and privacy fence. The Waterproofed basement is partially finished for extra living space (ps. comes with a lifetime warranty). .. and as an added bonus a 2 car garage! Conveniently located close to all of your favorite restaurants and shopping destinations. Home Warranty Included

19. 2013-08-09
    soldstatus $55,000
20. 2013-08-09
    soldstatus $55,000
21. 2012-11-26
    listed $57,950
22. 2010-09-27
    soldstatus $25,000
23. 2010-06-30
    listed $40,000

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$83/yr (+$7/mo · 4.3%)

ⓘ 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 ≥98°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: $16,146
• − Mortgage interest: −$7,528
• − Property taxes: −$1,930
• − Insurance: −$672
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,910
• Taxable loss: −$478
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,810/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: Boardman Local
• NCES district ID: 3904830
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $47,613
• Composite: 56.62/100
• National rank: #1142
• State rank: #189 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

• 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

+246.0% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $138,400 MLSNOW
• 2026-04-08 Relisted — MLSNOW
• 2026-03-30 Contingent — MLSNOW
• 2026-03-24 Price Changed $148,000 MLSNOW
• 2026-03-04 Price Changed $155,900 MLSNOW
• 2026-02-11 Listed $162,000 MLSNOW
• 2019-09-12 Sold (Public Records) $85,000 Public Records
• 2019-09-12 Sold (MLS) $85,000 MLSNOW
• 2019-07-29 Pending — MLSNOW
• 2019-07-24 Listed $85,000 MLSNOW
• 2013-08-09 Sold (Public Records) $55,000 Public Records
• 2013-08-09 Sold (MLS) $55,000 MLSNOW
• 2012-11-26 Listed $57,950 MLSNOW
• 2010-09-27 Sold (MLS) $25,000 MLSNOW
• 2010-06-30 Listed $40,000 MLSNOW

Property tax history

+4.7%/yr

Latest (2025): $1,930 · -2.2% YoY. Source: county tax records.