4649 Waseka Ln · Youngstown, OH 44512

$149,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 32 Days on market

Built 1952 10,193 sqft lot $130/sqft · 11% above area Est $163k · 8% under

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Why this score? — see what drove the D- 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).

• ARV discount +11.1/15.0
• Cash flow +8.1/30.0
• Schools +5.7/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely Adorable 3 Bedroom Cape Cod with Large Dry Basement. Home Features Include: Large Front Living Room with Hardwood Floor & Wood Burning Fireplace, HUGE Eat In Kitchen with tons of Cabinet Space, 2 Spacious Bedrooms, & Full Bath. Second Floor offers a HUGE Master Bedroom Area. The Lower Level features the Laundry Room & Rec. Room Area plus room for tons of storage. Updates Include: New Roof - 2003, New Furnace - 2021, New Hot Water Tank - 2018, Updated Main Drain in Basement and some Plumbing.

Key facts

• 0.23 acre lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.3% below list).
• Recommended offer: $106k (29.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Robinwood Lane Elementary School (math 72% / reading 52%, grade B, #590 of 1,584 statewide, top 41%, 364 students, 65% FRL); Boardman Glenwood Junior High (math 65% / reading 65%, grade A-, #194 of 654 statewide, top 31%, 592 students, 52% FRL); Boardman High School (math 50% / reading 81%, grade B, #159 of 781 statewide, top 21%, 1,166 students, 48% FRL) — zoned schools average 55% FRL vs 34% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 138 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k 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 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,033 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 11.8

CMA / ARV

• ARV (median comp): $162,893
• List price: $149,900
• Delta: -7.98%
• 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
480 Afton Ave	0.45mi	3/1.5	1,104 (-4%)	1mo	$227,500	$206	69
137 Terrace Dr	0.55mi	3/1.5	1,152 (0%)	6mo	$111,000	$96	68
268 Erskine Ave	0.44mi	3/1.0	1,215 (+6%)	8mo	$126,000	$104	64
162 Erskine Ave	0.59mi	2/1.0 (-1)	1,134 (-2%)	2mo	$71,001	$63	63
132 Argyle Ave	0.74mi	3/1.5	1,148 (-0%)	2mo	$185,000	$161	62
4441 Southern Blvd	0.70mi	3/2.0	1,176 (+2%)	2mo	$129,900	$110	58
393 Afton Ave	0.44mi	3/2.5	1,248 (+8%)	2mo	$200,000	$160	58
131 Melrose Ave	0.63mi	3/1.0	1,250 (+8%)	1mo	$149,900	$120	56
186 Melrose Ave	0.50mi	2/1.0 (-1)	1,056 (-8%)	2mo	$161,975	$153	56
4206 Rush Blvd	0.61mi	3/1.5	1,016 (-12%)	2mo	$149,500	$147	48
83 Beechwood Dr	0.72mi	3/1.5	1,258 (+9%)	4mo	$90,000	$72	46
186 Maple Dr	0.53mi	2/1.5 (-1)	1,010 (-12%)	8mo	$83,900	$83	41

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.29×
• Total profit: $-29,842
• Equity at exit: $22,351

10-year hold

• IRR: -6.8%
• Equity multiple: 0.50×
• Total profit: $-20,871
• Equity at exit: $12,961

Cash invested: $41,972 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 138
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$786
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-149

Break-even live

Break-even rent $1,249

Max offer price $123,630

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-106	+0% $-149	+5% $-191	+10% $-234
Rent	-10% $-232	-5% $-191	+0% $-149	+5% $-107	+10% $-65
Rate	-1.0pp $-73	-0.5pp $-111	base $-149	+0.5pp $-188	+1.0pp $-227

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	15d	1	0.55mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	45d	1	0.64mi
457 Mathews Rd Boardman, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	0.70mi
413 Mathews Rd Boardman, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.71mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	45d	1	0.72mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	15d	1	0.81mi
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	15d	1	1.02mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	23d	1	1.08mi
80 Romaine Ave Unit B Youngstown, OH	2.0	1.0	1000	$795	$0.80	15d	1	1.23mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	23d	1	1.42mi
86 Ferncliff Ave Youngstown, OH	2.0	1.0	1027	$1,200	$1.17	23d	1	1.44mi

Listing history 17 events

1. 2026-06-03
   status $149,900 Pending 32 DOM
2. 2026-06-02
   days on market $149,900 Contingent 32 DOM
3. 2026-06-01
   days on market $149,900 Contingent 31 DOM
4. 2026-05-31
   days on market $149,900 Contingent 30 DOM
5. 2026-05-30
   days on market $149,900 Contingent 29 DOM
6. 2026-05-14
   historical Contingent 905-char remark
7. 2026-04-30
   listed $149,900 Active 905-char remark
8. 2026-04-30
   historical
9. 2026-04-16
   listed $149,900 Active
10. 2023-11-01
    soldstatus $120,000 Closed

    Show marketing remark (526 chars)

    Absolutely Adorable 3 Bedroom Cape Cod with Large Dry Basement. Home Features Include: Large Front Living Room with Hardwood Floor & Wood Burning Fireplace, HUGE Eat In Kitchen with tons of Cabinet Space, 2 Spacious Bedrooms, & Full Bath. Second Floor offers a HUGE Master Bedroom Area. The Lower Level features the Laundry Room & Rec. Room Area plus room for tons of storage. Updates Include: New Roof - 2003, New Furnace - 2021, New Hot Water Tank - 2018, Updated Main Drain in Basement and some Plumbing.

11. 2023-10-31
    status Pending

    Show marketing remark (526 chars)

    Absolutely Adorable 3 Bedroom Cape Cod with Large Dry Basement. Home Features Include: Large Front Living Room with Hardwood Floor & Wood Burning Fireplace, HUGE Eat In Kitchen with tons of Cabinet Space, 2 Spacious Bedrooms, & Full Bath. Second Floor offers a HUGE Master Bedroom Area. The Lower Level features the Laundry Room & Rec. Room Area plus room for tons of storage. Updates Include: New Roof - 2003, New Furnace - 2021, New Hot Water Tank - 2018, Updated Main Drain in Basement and some Plumbing.

12. 2023-09-25
    historical Contingent

    Show marketing remark (526 chars)

    Absolutely Adorable 3 Bedroom Cape Cod with Large Dry Basement. Home Features Include: Large Front Living Room with Hardwood Floor & Wood Burning Fireplace, HUGE Eat In Kitchen with tons of Cabinet Space, 2 Spacious Bedrooms, & Full Bath. Second Floor offers a HUGE Master Bedroom Area. The Lower Level features the Laundry Room & Rec. Room Area plus room for tons of storage. Updates Include: New Roof - 2003, New Furnace - 2021, New Hot Water Tank - 2018, Updated Main Drain in Basement and some Plumbing.

13. 2023-09-25
    status Active

    Show marketing remark (526 chars)

    Absolutely Adorable 3 Bedroom Cape Cod with Large Dry Basement. Home Features Include: Large Front Living Room with Hardwood Floor & Wood Burning Fireplace, HUGE Eat In Kitchen with tons of Cabinet Space, 2 Spacious Bedrooms, & Full Bath. Second Floor offers a HUGE Master Bedroom Area. The Lower Level features the Laundry Room & Rec. Room Area plus room for tons of storage. Updates Include: New Roof - 2003, New Furnace - 2021, New Hot Water Tank - 2018, Updated Main Drain in Basement and some Plumbing.

14. 2023-09-25
    historical Contingent

    Show marketing remark (526 chars)

    Absolutely Adorable 3 Bedroom Cape Cod with Large Dry Basement. Home Features Include: Large Front Living Room with Hardwood Floor & Wood Burning Fireplace, HUGE Eat In Kitchen with tons of Cabinet Space, 2 Spacious Bedrooms, & Full Bath. Second Floor offers a HUGE Master Bedroom Area. The Lower Level features the Laundry Room & Rec. Room Area plus room for tons of storage. Updates Include: New Roof - 2003, New Furnace - 2021, New Hot Water Tank - 2018, Updated Main Drain in Basement and some Plumbing.

15. 2023-09-20
    listed $125,000 Active

    Show marketing remark (526 chars)

    Absolutely Adorable 3 Bedroom Cape Cod with Large Dry Basement. Home Features Include: Large Front Living Room with Hardwood Floor & Wood Burning Fireplace, HUGE Eat In Kitchen with tons of Cabinet Space, 2 Spacious Bedrooms, & Full Bath. Second Floor offers a HUGE Master Bedroom Area. The Lower Level features the Laundry Room & Rec. Room Area plus room for tons of storage. Updates Include: New Roof - 2003, New Furnace - 2021, New Hot Water Tank - 2018, Updated Main Drain in Basement and some Plumbing.

16. 2000-11-20
    soldstatus $67,000
17. 2000-10-06
    listed $69,900

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,996 · $166/mo
• Expected delta: +$342/yr (+$29/mo · 20.7%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,724
• − Mortgage interest: −$8,397
• − Property taxes: −$1,654
• − Insurance: −$750
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$4,361
• Taxable loss: −$4,473
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $-711/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): 32,536
• Household income: $63,317
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 910.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Other Indo-European 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: ▼ -56.75%
• Current HPI: 213.1446
• Rent YoY: ▲ 6.56%
• 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

+114.4% since first listed

14 events — show timeline

• 2026-06-16 Sold (MLS) $149,900 MLSNOW
• 2026-06-02 Pending — MLSNOW
• 2026-05-14 Contingent — MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-04-30 Listed $149,900 MLSNOW
• 2026-04-16 Listed $149,900 MLSNOW
• 2023-11-01 Sold (MLS) $120,000 MLSNOW
• 2023-10-31 Pending — MLSNOW
• 2023-09-25 Contingent — MLSNOW
• 2023-09-25 Relisted — MLSNOW
• 2023-09-25 Contingent — MLSNOW
• 2023-09-20 Listed $125,000 MLSNOW
• 2000-11-20 Sold (Public Records) $67,000 Public Records
• 2000-10-06 Listed $69,900 MLSNOW

Property tax history

+1.5%/yr

Latest (2025): $1,654 · -2.2% YoY. Source: county tax records.