4127 Southern Blvd · Youngstown, OH 44512

$145,000

4 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 184 Days on market

Built 1907 8,755 sqft lot Est $161k · 10% 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).

• Cash flow +17.0/30.0
• ARV discount +11.9/15.0
• DSCR +5.3/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This home offers the perfect blend of convenience and functionality. Upon arriving through the covered front porch, you are immediately welcomed by a stunning staircase in the entryway, complimented by the warm Luxury Vinyl Plank flooring and abundant natural light. The spacious well appointed kitchen is ideal for everyday living and entertaining offering plenty of room to prepare your favorite culinary creations and hosting guests. Just off the kitchen the formal dining room features large windows that flood the space with sunlight, creating the perfect setting for gatherings. A convenient first floor full bathroom completes the main level. The second floor offers three generously sized be

Key facts

• Covered front porch
• Large windows
• Formal dining room

Tags

• COVERED FRONT PORCH
• STUNNING STAIRCASE
• LUXURY VINYL PLANK FLOORING
• WELL APPOINTED KITCHEN
• FORMAL DINING ROOM
• LARGE WINDOWS

Property features AI

Finance

• Other: Below-grade finished area approximately 727 (source: assessor); Above-grade finished area approximately 1,673 (source: assessor); Lot about 0.201 acres (assessor)

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer
• Home design: Vinyl-sided exterior
• Construction: Asphalt and fiberglass roof; Built (year from public records)
• Exterior features: Front porch; Rear porch

Interior

• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Full basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (14.4% below list).
• Recommended offer: $124k (14.4% 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.
• 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: Rents rising fast (+6.6%/yr); 138 active listings in the ZIP; 3 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 184 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $67k; list at $145k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,148 (14.4% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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. 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: 0.86% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $160,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Vermont Ave	0.26mi	4/2.0	1,674 (+0%)	5mo	$143,500	$86	84
72 Labelle Ave	0.31mi	4/1.5	1,716 (+3%)	1mo	$40,100	$23	79
3919 Rush Blvd	0.45mi	4/2.0	1,510 (-10%)	3mo	$154,000	$102	60
123 Prestwick Dr	0.56mi	3/1.5 (-1)	1,671 (-0%)	8mo	$194,500	$116	60
4019 Euclid Blvd	0.50mi	4/2.0	1,776 (+6%)	10mo	$169,950	$96	58
4312 Helena Ave	0.17mi	3/1.0 (-1)	1,454 (-13%)	4mo	$135,000	$93	58
3412 Hudson Ave	0.72mi	3/1.5 (-1)	1,716 (+3%)	2mo	$60,250	$35	53
86 Terrace Dr	0.54mi	4/2.0	1,472 (-12%)	2mo	$89,986	$61	53
175 Homestead Dr	0.66mi	3/1.5 (-1)	1,500 (-10%)	6mo	$175,000	$117	40
82 Terrace Dr	0.53mi	3/1.5 (-1)	1,440 (-14%)	8mo	$162,500	$113	38
3946 Sunset Dr	0.55mi	3/1.0 (-1)	1,452 (-13%)	8mo	$130,000	$90	36
4018 Windsor Rd	0.66mi	3/2.5 (-1)	1,910 (+14%)	4mo	$265,000	$139	35

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-12,631
• Equity at exit: $21,620

10-year hold

• IRR: 5.0%
• Equity multiple: 1.42×
• Total profit: $17,245
• Equity at exit: $12,537

Cash invested: $40,600 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 138
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $99

Break-even live

Break-even rent $1,116

Max offer price $145,000

Occupancy floor 87%

Sensitivity live

Price	-10% $181	-5% $140	+0% $99	+5% $58	+10% $17
Rent	-10% $1	-5% $50	+0% $99	+5% $148	+10% $197
Rate	-1.0pp $172	-0.5pp $136	base $99	+0.5pp $62	+1.0pp $23

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.45mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	23d	1	0.50mi
457 Mathews Rd Boardman, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $145,000 Active 184 DOM
2. 2026-06-19
   days on market $145,000 Active 182 DOM
3. 2026-06-18
   days on market $145,000 Active 181 DOM
4. 2026-06-17
   days on market $145,000 Active 180 DOM
5. 2026-06-16
   days on market $145,000 Active 179 DOM
6. 2026-06-13
   days on market $145,000 Active 178 DOM
7. 2026-06-10
   days on market $145,000 Active 176 DOM
8. 2026-06-09
   days on market $145,000 Active 175 DOM
9. 2026-06-08
   days on market $145,000 Active 174 DOM
10. 2026-06-07
    days on market $145,000 Active 173 DOM
11. 2026-06-03
    days on market $145,000 Active 169 DOM
12. 2026-06-02
    days on market $145,000 Active 168 DOM
13. 2026-06-01
    days on market $145,000 Active 167 DOM
14. 2026-05-31
    days on market $145,000 Active 166 DOM
15. 2026-05-30
    days on market $145,000 Active 165 DOM
16. 2026-03-16
    price $145,000
17. 2026-01-24
    price $145,900
18. 2025-12-17
    listed $149,900 Active
19. 2024-04-02
    soldstatus $67,000
20. 2011-01-15
    historical
21. 2010-09-15
    listed $18,200
22. 2010-08-31
    historical
23. 2010-04-21
    listed $18,200
24. 2004-07-01
    soldstatus $64,000
25. 2003-02-26
    soldstatus $6,000
26. 2002-10-16
    listed $12,500
27. 2002-10-03
    historical
28. 2002-05-06
    listed $20,000
29. 1997-07-21
    soldstatus $25,900
30. 1984-11-01
    soldstatus $27,500

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$766/yr (+$64/mo · 105.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,898
• − Mortgage interest: −$8,122
• − Property taxes: −$730
• − Insurance: −$725
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,218
• Taxable loss: −$1,281
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $1,497/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): 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

+427.3% since first listed

15 events — show timeline

• 2026-03-16 Price Changed $145,000 MLSNOW
• 2026-01-24 Price Changed $145,900 MLSNOW
• 2025-12-17 Listed $149,900 MLSNOW
• 2024-04-02 Sold (Public Records) $67,000 Public Records
• 2011-01-15 Listing Removed — MLSNOW
• 2010-09-15 Listed $18,200 MLSNOW
• 2010-08-31 Listing Removed — MLSNOW
• 2010-04-21 Listed $18,200 MLSNOW
• 2004-07-01 Sold (Public Records) $64,000 Public Records
• 2003-02-26 Sold (MLS) $6,000 MLSNOW
• 2002-10-16 Listed $12,500 MLSNOW
• 2002-10-03 Listing Removed — MLSNOW
• 2002-05-06 Listed $20,000 MLSNOW
• 1997-07-21 Sold (Public Records) $25,900 Public Records
• 1984-11-01 Sold (Public Records) $27,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $730 · -14.1% YoY. Source: county tax records.