1452 Humbolt Ave · Youngstown, OH 44502

$85,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 21 Days on market

Built 1927 4,225 sqft lot Est $89k · at est.

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +8.2/10.0
• 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

Listing remarks

Attention first-time buyers and savvy investors. .. this is the one you've been waiting for! This 2-bedroom, 1.5-bath Youngstown charmer is packed with potential and priced to move at $85,000. Built in 1927 with classic character, this two-story features hardwood floor under the carpet, spacious bedrooms with ceiling fans, a covered front porch, detached 1.5 car garage, and a full unfinished basement ready for your finishing touches. Bonus space off the second bedroom has updated electric and could easily serve as a third room. Major mechanicals have been taken care of for you including a newer furnace (2025), new hot water tank (2026), serviced electrical panel (2025), and the main water l

Key facts

• Covered front porch
• Updated electric
• 4,225 sq ft lot

Tags

• HARDWOOD FLOOR UNDER CARPET
• COVERED FRONT PORCH
• FULL UNFINISHED BASEMENT
• UPDATED ELECTRIC
• PARTIALLY FENCED BACKYARD
• LANDSCAPED WITH HOSTAS

Property features AI

Exterior

• Parking: Detached garage (1.5-car); Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Two-story vinyl-sided home; Asphalt/fiberglass roof
• Construction: Vinyl siding; Asphalt/fiberglass roof; Concrete basement
• Exterior features: Small yard on a 0.097-acre lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two upstairs bedrooms (carpeted)
• Flooring: Carpet in primary living areas and bedrooms
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air; Ceiling fans; Wall-mounted cooling units
• Interior features: Basement with concrete construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 43% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $2k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 34y 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.
• Current owner paid $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $89,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2692 Taft Ave	0.04mi	3/1.0 (+1)	990 (-9%)	3mo	$30,000	$30	75
2675 Hunter Ave	0.11mi	2/1.0	1,020 (-6%)	12mo	$58,000	$57	74
3222 Sheridan Rd	0.29mi	3/1.0 (+1)	1,008 (-7%)	6mo	$110,000	$109	64
1321 Detroit Ave	0.45mi	3/2.0 (+1)	1,001 (-8%)	2mo	$60,000	$60	56
3332 Sheridan Rd	0.37mi	2/1.0	924 (-15%)	3mo	$56,005	$61	55
1146 Detroit Ave	0.45mi	3/2.0 (+1)	1,042 (-4%)	12mo	$115,360	$111	53
3304 Tangent St	0.32mi	3/1.0 (+1)	1,224 (+12%)	11mo	$120,000	$98	50
1140 Inverness Ave	0.52mi	3/2.0 (+1)	1,210 (+11%)	10mo	$99,000	$82	39
827 E Avondale Ave	0.69mi	3/1.0 (+1)	1,224 (+12%)	4mo	$64,000	$52	38
808 Marmion Ave	0.67mi	2/1.5	928 (-15%)	4mo	$96,600	$104	38
1709 S Heights Ave	0.73mi	3/2.0 (+1)	1,216 (+12%)	6mo	$66,000	$54	32
3508 Loveland Rd	0.67mi	3/2.0 (+1)	1,232 (+13%)	13mo	$130,000	$106	27

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: 19.0%
• Equity multiple: 2.01×
• Total profit: $24,035
• Equity at exit: $32,504

10-year hold

• IRR: 21.3%
• Equity multiple: 3.76×
• Total profit: $65,790
• Equity at exit: $46,033

Cash invested: $23,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $301

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	43d	1	0.72mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	43d	1	0.79mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	0.98mi
834 E Midlothian Blvd Youngstown, OH	1.0	1.0	708	$750	$1.06	13d	1	1.00mi
2002 Brownlee Ave Youngstown, OH	1.0	1.0	820	$875	$1.07	43d	1	1.13mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	13d	1	1.23mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	1.34mi

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 21 DOM
2. 2026-06-18
   days on market $85,000 Active 20 DOM
3. 2026-06-17
   days on market $85,000 Active 19 DOM
4. 2026-06-16
   days on market $85,000 Active 18 DOM
5. 2026-06-15
   days on market $85,000 Active 17 DOM
6. 2026-06-14
   days on market $85,000 Active 15 DOM
7. 2026-06-13
   days on market $85,000 Active 14 DOM
8. 2026-06-10
   days on market $85,000 Active 12 DOM
9. 2026-06-09
   days on market $85,000 Active 11 DOM
10. 2026-06-08
    days on market $85,000 Active 10 DOM
11. 2026-06-07
    days on market $85,000 Active 9 DOM
12. 2026-06-03
    days on market $85,000 Active 5 DOM
13. 2026-06-02
    days on market $85,000 Active 4 DOM
14. 2026-06-01
    days on market $85,000 Active 3 DOM
15. 2026-05-31
    days on market $85,000 Active 2 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    listed $85,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,490
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,473
• Taxable income: $2,398
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $3,033/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

+139.4% since first listed

4 events — show timeline

• 2026-05-29 Listed $85,000 MLSNOW
• 2025-06-27 Sold (Public Records) $35,000 Public Records
• 1992-07-24 Listing Removed — MLSNOW
• 1992-04-24 Listed $35,500 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $3 · +0.0% YoY. Source: county tax records.