3307 Hillman St · Youngstown, OH 44507

$34,900

2 bd · 1.0 ba · 1,758 sqft · SingleFamily public records · 42 Days on market

Built 1927 6,011 sqft lot ↓ 5% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

No wholesalers. No Seller financing. No low ball offers. Unlock the potential of this value-add BRRRR opportunity! Currently owner occupied, this property offers a solid foundation for investors looking to renovate, refinance, and generate long-term cash flow! Featuring 2 bedrooms and 1 bathroom, the home includes a spacious living area, a functional kitchen ready for modernization, and a full basement that provides ample storage space and additional value-add possibilities. The exterior is built with durable brick siding, complemented by vinyl windows and a younger roof, helping reduce major capital expenditure concerns. While the property does require a full cosmetic renovation, the core

Key facts

• Functional kitchen
• Vinyl windows
• Solid foundation

Tags

• SOLID FOUNDATION
• FUNCTIONAL KITCHEN
• FULL BASEMENT
• DURABLE BRICK SIDING
• VINYL WINDOWS
• YOUNGER ROOF

Property features AI

Exterior

• Parking: Detached garage with driveway (1 garage space)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Asphalt/fiberglass roof
• Construction: Built per public records; Brick exterior; Asphalt/Fiberglass roof; Full basement foundation
• Exterior features: Brick construction

Interior

• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Full basement; Fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.9% 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: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,100/mo this rent would consume 51% of the median local household income ($26k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $241 of loan paydown is wiped out by about $289 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 (-0.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.15% ✓
• Cap rate: 28.93%
• Cash-on-cash: 80.83%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $101,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3412 Hudson Ave	0.17mi	3/1.5 (+1)	1,716 (-2%)	2mo	$60,250	$35	79
3135 Idlewood Ave	0.10mi	3/1.5 (+1)	1,788 (+2%)	14mo	$67,000	$37	74
442 Ferndale Ave	0.29mi	3/2.0 (+1)	1,773 (+1%)	16mo	$77,000	$43	62
512 Ferndale Ave	0.43mi	3/1.0 (+1)	1,859 (+6%)	11mo	$108,000	$58	56
123 Prestwick Dr	0.48mi	3/1.5 (+1)	1,671 (-5%)	8mo	$194,500	$116	56
537 W Ravenwood Ave	0.47mi	3/1.0 (+1)	1,592 (-9%)	11mo	$40,000	$25	48
4018 Windsor Rd	0.56mi	3/2.5 (+1)	1,910 (+9%)	4mo	$265,000	$139	45
4005 Hudson Dr	0.44mi	3/1.5 (+1)	1,564 (-11%)	15mo	$190,000	$121	41
4021 Howard St	0.54mi	3/1.5 (+1)	1,889 (+8%)	21mo	$122,000	$65	38
3033 Glenwood Ave	0.61mi	3/1.0 (+1)	1,554 (-12%)	11mo	$65,000	$42	38
119 E Philadelphia Ave	0.54mi	3/1.0 (+1)	1,552 (-12%)	19mo	$23,000	$15	34
4302 Helena Ave	0.73mi	3/1.5 (+1)	1,560 (-11%)	17mo	$123,000	$79	26

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

Projected returns pro-forma

-0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 82.5%
• Equity multiple: 5.05×
• Total profit: $39,567
• Equity at exit: $8,714

10-year hold

• IRR: 84.5%
• Equity multiple: 10.37×
• Total profit: $91,556
• Equity at exit: $9,400

Cash invested: $9,772 (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 44507

• Home prices YoY: -0.3%
• Active inventory: 35
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$13 /mo · $158/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $658

Break-even live

Break-even rent $267

Max offer price $34,900

Occupancy floor 35%

Sensitivity live

Price	-10% $678	-5% $668	+0% $658	+5% $648	+10% $638
Rent	-10% $571	-5% $615	+0% $658	+5% $702	+10% $745
Rate	-1.0pp $676	-0.5pp $667	base $658	+0.5pp $649	+1.0pp $640

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.10mi

Listing history 12 events

1. 2026-06-10
   days on market $34,900 Active 42 DOM
2. 2026-06-09
   days on market $34,900 Active 41 DOM
3. 2026-06-08
   days on market $34,900 Active 40 DOM
4. 2026-06-07
   pricedays on market $34,900 Active 39 DOM
5. 2026-06-03
   days on market $35,900 Active 35 DOM
6. 2026-06-02
   days on market $35,900 Active 34 DOM
7. 2026-06-01
   days on market $35,900 Active 33 DOM
8. 2026-05-31
   days on market $35,900 Active 32 DOM
9. 2026-05-30
   days on market $35,900 Active 31 DOM
10. 2026-05-21
    price $36,900
11. 2026-05-14
    price $37,900
12. 2026-04-29
    listed $39,000 Active

ⓘ 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: $158 · $13/mo
• Projected year-2 tax: $351 · $29/mo
• Expected delta: +$193/yr (+$16/mo · 122.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 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: $13,200
• − Mortgage interest: −$1,955
• − Property taxes: −$158
• − Insurance: −$174
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,015
• Taxable income: $7,785
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $6,031/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): 4,402
• Household income: $25,767
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 17.1

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 0.58)
• Race & ethnicity: Black 60% White 20% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Subsaharan African 2% Hispanic 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -0.83%
• Current HPI: 282.496
• 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

-5.4% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $36,900 MLSNOW
• 2026-05-14 Price Changed $37,900 MLSNOW
• 2026-04-29 Listed $39,000 MLSNOW

Property tax history

-5.2%/yr

Latest (2025): $158 · -19.2% YoY. Source: county tax records.