940 Katherine Ave · Youngstown, OH 44505

$85,000

3 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 25 Days on market

Built 1925 Est $91k · 6% under

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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
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Newly renovated from top to bottom. Updated plumbing, electrical, windows. New flooring, new kitchen and bathroom. New lighting, new paint.

Key facts

• New lighting
• Updated electrical
• New kitchen

Tags

• UPDATED PLUMBING
• UPDATED ELECTRICAL
• NEW FLOORING
• NEW KITCHEN
• NEW BATHROOM
• NEW LIGHTING

Property features AI

Exterior

• Home design: Built in 1925; Single-family property
• Construction: 1925 construction
• Exterior features: Located in the Landsdowne subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/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 13.5% 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: 80 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).
• This rent runs 43% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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 $9k; list at $85k implies a 877% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1925 — 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: 1.53% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.71%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $90,504
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
598 Cassius Ave	0.50mi	3/1.5	1,248 (-1%)	2mo	$90,000	$72	72
1309 Republic Ave	0.60mi	3/1.0	1,232 (-2%)	9mo	$68,000	$55	61
1329 Berwick Ave	0.43mi	4/2.0 (+1)	1,224 (-3%)	20mo	$90,000	$74	50
1331 Republic Ave	0.58mi	3/1.0	1,208 (-4%)	23mo	$62,500	$52	47
1216 Kimmel St	0.50mi	4/2.0 (+1)	1,416 (+13%)	22mo	$121,000	$85	28
922 Dean	0.56mi	2/1.0 (-1)	1,088 (-13%)	23mo	$35,000	$32	28

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: 19.3%
• Equity multiple: 1.78×
• Total profit: $18,678
• Equity at exit: $12,674

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $57,985
• Equity at exit: $7,349

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 44505

• Home prices YoY: -14.5%
• Active inventory: 80
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $510

Break-even live

Break-even rent $655

Max offer price $85,000

Occupancy floor 56%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Colby Ave Youngstown, OH	3.0	1.0	1512	$1,300	$0.86	21d	1	0.78mi

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 25 DOM
2. 2026-06-18
   days on market $85,000 Active 24 DOM
3. 2026-06-17
   days on market $85,000 Active 23 DOM
4. 2026-06-16
   days on market $85,000 Active 22 DOM
5. 2026-06-15
   days on market $85,000 Active 21 DOM
6. 2026-06-14
   days on market $85,000 Active 19 DOM
7. 2026-06-13
   days on market $85,000 Active 18 DOM
8. 2026-06-10
   days on market $85,000 Active 16 DOM
9. 2026-06-09
   days on market $85,000 Active 15 DOM
10. 2026-06-08
    days on market $85,000 Active 14 DOM
11. 2026-06-07
    days on market $85,000 Active 13 DOM
12. 2026-06-03
    days on market $85,000 Active 9 DOM
13. 2026-06-02
    days on market $85,000 Active 8 DOM
14. 2026-06-01
    days on market $85,000 Active 7 DOM
15. 2026-05-31
    days on market $85,000 Active 6 DOM
16. 2026-05-30
    days on market $85,000 Active 5 DOM
17. 2026-05-26
    listed $85,000 Active
18. 2025-08-12
    soldstatus $8,700
19. 1997-08-25
    soldstatus $28,500
20. 1997-04-21
    listed $29,900
21. 1996-12-12
    historical
22. 1996-11-12
    listed $50,000

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$447/yr (+$37/mo · 103.7%)

ⓘ 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 ≥96°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: $15,600
• − Mortgage interest: −$4,761
• − Property taxes: −$431
• − Insurance: −$425
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,473
• Taxable income: $5,014
• Est. tax owed @ 24.0%: −$1,203
• After-tax cash flow: $4,915/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): 16,449
• Household income: $36,480
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 10.8

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 0.68)
• Race & ethnicity: Black 42% White 37% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Romanian 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 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: ▼ -32.64%
• Current HPI: 192.3375
• 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

+70.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $85,000 FSBO.com
• 2025-08-12 Sold (Public Records) $8,700 Public Records
• 1997-08-25 Sold (Public Records) $28,500 Public Records
• 1997-04-21 Listed $29,900 MLSNOW
• 1996-12-12 Listing Removed — MLSNOW
• 1996-11-12 Listed $50,000 MLSNOW

Property tax history

+9.2%/yr

Latest (2025): $431 · +35.3% YoY. Source: county tax records.