5529 Beechwood Dr · Struthers, OH 44514

$149,000

3 bd · 2.5 ba · 1,412 sqft · SingleFamily public records · 1 Days on market

Built 1948 0.26 ac lot Est $210k · 29% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 9.9% vs local median 6.4% in Struthers — 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 71/100 on livability (#418 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute C-, amenities F, employment F.
• Struthers City (suburban): math 45% / reading 52% proficiency, ranked #475 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1948 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.23% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $210,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2370 Lyon Blvd	0.15mi	3/2.0	1,408 (-0%)	2mo	$175,000	$124	89
2307 Hamilton Ave	0.22mi	3/2.0	1,419 (+0%)	4mo	$209,000	$147	83
91 Hamilton Ave	0.36mi	4/2.0 (+1)	1,317 (-7%)	2mo	$225,000	$171	63
2273 Lyon Blvd	0.24mi	4/2.0 (+1)	1,524 (+8%)	7mo	$145,000	$95	63
2451 W Manor Ave	0.36mi	3/2.0	1,245 (-12%)	2mo	$209,900	$169	60
2153 Lyon Blvd	0.36mi	3/1.5	1,268 (-10%)	4mo	$165,000	$130	59
2739 Algonquin Dr	0.66mi	3/2.0	1,351 (-4%)	2mo	$270,000	$200	58
2985 Algonquin Dr	0.74mi	3/2.0	1,400 (-1%)	6mo	$232,500	$166	57
6074 Frontier Dr	0.62mi	3/2.0	1,312 (-7%)	3mo	$270,000	$206	55
34 Venloe Dr	0.50mi	3/1.0	1,296 (-8%)	5mo	$124,000	$96	53
556 Idora Ln	0.72mi	3/1.5	1,326 (-6%)	1mo	$198,000	$149	52
43 Venloe Dr	0.50mi	2/1.0 (-1)	1,296 (-8%)	4mo	$160,000	$123	49

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,371
• Equity at exit: $22,216

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $40,553
• Equity at exit: $12,883

Cash invested: $41,720 (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 44514

• Home prices YoY: -23.8%
• Active inventory: 155
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$781
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $448

Break-even live

Break-even rent $1,267

Max offer price $149,000

Occupancy floor 71%

Sensitivity live

Price	-10% $532	-5% $490	+0% $448	+5% $405	+10% $363
Rent	-10% $303	-5% $375	+0% $448	+5% $520	+10% $592
Rate	-1.0pp $523	-0.5pp $485	base $448	+0.5pp $409	+1.0pp $370

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	14d	1	0.55mi
2670 Center Rd Youngstown, OH	3.0	2.5	1722	$2,500	$1.45	21d	1	0.92mi
1750 Nova Ln Youngstown, OH	3.0	2.0	1538	$1,700	$1.11	14d	1	1.30mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	14d	1	1.32mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	1.36mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-26
   listed $149,000 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: $1,887 · $157/mo
• Projected year-2 tax: $2,106 · $175/mo
• Expected delta: +$219/yr (+$18/mo · 11.6%)

ⓘ 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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,999
• − Mortgage interest: −$8,346
• − Property taxes: −$1,887
• − Insurance: −$745
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$4,335
• Taxable income: $3,166
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $4,611/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: Struthers City
• NCES district ID: 3904485
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $37,753
• Composite: 40.35/100
• National rank: #3742
• State rank: #475 of 656 in OH

Livability — Struthers

• Score: 71/100
• State rank: #418
• US rank: #6867

Category grades

Amenities F Commute C- Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mahoning County · 84,956 people
• City population: 10,296
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 23,917
• Household income: $79,808
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 411.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -65.78%
• Current HPI: 210.5511
• 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

2 events — show timeline

• 2026-04-29 Pending — MLSNOW
• 2026-04-26 Listed $149,000 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $1,887 · -20.9% YoY. Source: county tax records.