2426 Shirley Rd · Youngstown, OH 44502

$78,000

4 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 189 Days on market

Built 1930 4,791 sqft lot Est $114k · 32% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Conveniently located next to Rt. 680; 3 Bedrooms, 1 Full Bath with a single commode in the lower level. The 25' x 17' Attic has original wood flooring and has a ceiling height of nearly 9' - So, yes, it would make an AMAZING 4th Bedroom!!! You can look forward to an evening of relaxation in the upstairs Claw Foot Tub! Fill it with bubbles and melt your worries away! Back to the Bones of the Home: This charming dwelling has intact original woodwork and built-in cabinetry (which you will LOVE guaranteed!) There's also a cabinet with a built-in ironing board and a laundry chute! The hardwood floors are in great shape and were recently refinished. Character abounds in this 1930's home! They just don't make them like this anymore! UPDATES INCLUDE: Furnace & Hot Water Tank '16, Gas Lines replaced '16; Roof (now a single layer) & Gutters '06; Vinyl Windows throughout and Glass Block installed in lower level '06.

Key facts

• Original touches
• Claw-foot tub
• Full attic

Tags

• CATHEDRAL GLASS WINDOWS
• CLAW-FOOT TUB
• FULL ATTIC
• ORIGINAL TOUCHES

Property features AI

Finance

• Financial info: Annual taxes listed (see broker for details)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Aluminum siding exterior; Asphalt/fiberglass roof
• Construction: Built (year per public records); Aluminum siding construction; Asphalt/fiberglass roof; Full basement foundation
• Exterior features: Lot approximately 0.11 acres; Public water; Public sewer

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Heating present
• Interior features: Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,484/mo this rent would consume 57% of the median local household income ($31k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($539 loan paydown + $1k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $45k; list at $78k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.96%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $114,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1447 Humbolt Ave	0.30mi	3/2.0 (-1)	1,413 (-6%)	8mo	$62,000	$44	60
939 E Florida Ave	0.64mi	3/1.0 (-1)	1,505 (+0%)	6mo	$87,000	$58	60
968 Cameron Ave	0.53mi	3/1.0 (-1)	1,464 (-3%)	8mo	$94,200	$64	59
884 E Dewey Ave	0.63mi	3/2.0 (-1)	1,488 (-1%)	5mo	$39,000	$26	56
2740 Jean St	0.42mi	4/2.0	1,577 (+5%)	22mo	$86,000	$55	50
2803 Shady Run Rd	0.52mi	3/1.5 (-1)	1,428 (-5%)	16mo	$125,000	$88	47
1210 Aberdeen Ave	0.62mi	3/2.0 (-1)	1,316 (-12%)	1mo	$177,000	$134	40
1208 Aberdeen Ave	0.63mi	3/2.0 (-1)	1,316 (-12%)	2mo	$175,000	$133	39
3323 Shirley Rd	0.65mi	3/2.0 (-1)	1,683 (+12%)	4mo	$183,000	$109	38
1301 Aberdeen Ave	0.63mi	3/1.5 (-1)	1,620 (+8%)	17mo	$90,000	$56	37
2919 Jean St	0.49mi	4/3.0	1,669 (+11%)	19mo	$138,000	$83	35
1307 Ivanhoe Ave	0.68mi	3/2.0 (-1)	1,312 (-13%)	22mo	$100,000	$76	20

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: 42.6%
• Equity multiple: 3.27×
• Total profit: $49,598
• Equity at exit: $29,827

10-year hold

• IRR: 43.7%
• Equity multiple: 6.48×
• Total profit: $119,711
• Equity at exit: $42,242

Cash invested: $21,840 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $709

Break-even live

Break-even rent $587

Max offer price $78,000

Occupancy floor 47%

Sensitivity live

Price	-10% $753	-5% $731	+0% $709	+5% $687	+10% $665
Rent	-10% $592	-5% $650	+0% $709	+5% $768	+10% $826
Rate	-1.0pp $748	-0.5pp $729	base $709	+0.5pp $689	+1.0pp $668

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	14d	1	0.67mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	0.94mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	22d	1	1.05mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	1.47mi

Listing history 10 events

1. 2026-05-31
   days on market $78,000 Active 189 DOM
2. 2026-05-30
   days on market $78,000 Active 188 DOM
3. 2026-03-30
   price $78,000
4. 2026-03-15
   status Active
5. 2026-03-06
   historical Contingent
6. 2025-11-23
   listed $80,000 Active
7. 2022-11-28
   soldstatus $45,000
8. 2022-11-23
   soldstatus $45,000 Closed 930-char remark

   Show marketing remark (930 chars)

   Conveniently located next to Rt. 680; 3 Bedrooms, 1 Full Bath with a single commode in the lower level. The 25' x 17' Attic has original wood flooring and has a ceiling height of nearly 9' - So, yes, it would make an AMAZING 4th Bedroom!!! You can look forward to an evening of relaxation in the upstairs Claw Foot Tub! Fill it with bubbles and melt your worries away! Back to the Bones of the Home: This charming dwelling has intact original woodwork and built-in cabinetry (which you will LOVE guaranteed!) There's also a cabinet with a built-in ironing board and a laundry chute! The hardwood floors are in great shape and were recently refinished. Character abounds in this 1930's home! They just don't make them like this anymore! UPDATES INCLUDE: Furnace & Hot Water Tank '16, Gas Lines replaced '16; Roof (now a single layer) & Gutters '06; Vinyl Windows throughout and Glass Block installed in lower level '06.

9. 2022-11-07
   status Pending 930-char remark

   Show marketing remark (930 chars)

   Conveniently located next to Rt. 680; 3 Bedrooms, 1 Full Bath with a single commode in the lower level. The 25' x 17' Attic has original wood flooring and has a ceiling height of nearly 9' - So, yes, it would make an AMAZING 4th Bedroom!!! You can look forward to an evening of relaxation in the upstairs Claw Foot Tub! Fill it with bubbles and melt your worries away! Back to the Bones of the Home: This charming dwelling has intact original woodwork and built-in cabinetry (which you will LOVE guaranteed!) There's also a cabinet with a built-in ironing board and a laundry chute! The hardwood floors are in great shape and were recently refinished. Character abounds in this 1930's home! They just don't make them like this anymore! UPDATES INCLUDE: Furnace & Hot Water Tank '16, Gas Lines replaced '16; Roof (now a single layer) & Gutters '06; Vinyl Windows throughout and Glass Block installed in lower level '06.

10. 2022-11-03
    listed $48,000 Active 930-char remark

    Show marketing remark (930 chars)

    Conveniently located next to Rt. 680; 3 Bedrooms, 1 Full Bath with a single commode in the lower level. The 25' x 17' Attic has original wood flooring and has a ceiling height of nearly 9' - So, yes, it would make an AMAZING 4th Bedroom!!! You can look forward to an evening of relaxation in the upstairs Claw Foot Tub! Fill it with bubbles and melt your worries away! Back to the Bones of the Home: This charming dwelling has intact original woodwork and built-in cabinetry (which you will LOVE guaranteed!) There's also a cabinet with a built-in ironing board and a laundry chute! The hardwood floors are in great shape and were recently refinished. Character abounds in this 1930's home! They just don't make them like this anymore! UPDATES INCLUDE: Furnace & Hot Water Tank '16, Gas Lines replaced '16; Roof (now a single layer) & Gutters '06; Vinyl Windows throughout and Glass Block installed in lower level '06.

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$476/yr (+$40/mo · 179.6%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,812
• − Mortgage interest: −$4,369
• − Property taxes: −$265
• − Insurance: −$390
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$2,269
• Taxable income: $7,669
• Est. tax owed @ 24.0%: −$1,841
• After-tax cash flow: $6,667/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

+62.5% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $78,000 MLSNOW
• 2026-03-15 Relisted — MLSNOW
• 2026-03-06 Contingent — MLSNOW
• 2025-11-23 Listed $80,000 MLSNOW
• 2022-11-28 Sold (Public Records) $45,000 Public Records
• 2022-11-23 Sold (MLS) $45,000 MLSNOW
• 2022-11-07 Pending — MLSNOW
• 2022-11-03 Listed $48,000 MLSNOW

Property tax history

+1.5%/yr

Latest (2025): $265 · -11.8% YoY. Source: county tax records.