836 Stiles Ave · Youngstown, OH 44505

$49,500

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 66 Days on market

Built 1925 5,619 sqft lot Est $59k · 17% 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 +15.0/15.0
• 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

Alright, let’s not sugarcoat it… This 2-bedroom, 1-bath home in Youngstown is not for the faint of heart. This is a full-blown “bring your contractor, your cousin, and a strong cup of coffee” kind of property. Inside, you’ll discover: A layout that keeps things… unpredictable Walls that have seen some things A kitchen that politely asks to be completely replaced And a bathroom that technically exists This isn’t a fixer-upper… it’s a fixer-UPGRADE-your-life-choices. But hey — for the right buyer: ?? It’s cheap (for a reason) ?? It’s a blank canvas (heavy on the blank) ?? It’s packed with ups

Key facts

• 5,619 sq ft lot
• Parking
• Built 1925

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Driveway and on-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Property listed as fixer
• Construction: Aluminum siding; Metal roof; Built (year source: appraiser)
• Exterior features: Small lot (approx. 0.129 acres)

Interior

• Kitchen: Kitchen on the first floor (~10 × 7)
• Bedrooms: Two bedrooms on the second floor (one ~11 × 10.5, one ~16 × 10) — wood flooring in the larger bedroom
• Flooring: Wood flooring in living room, dining room, and one bedroom
• Bathrooms: One full bathroom (located on the second floor)
• Heating & cooling: Forced air heating (gas)
• Interior features: Full, unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $46,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.52% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $59,392
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Katherine Ave	0.35mi	3/1.0 (+1)	884 (-5%)	11mo	$102,000	$115	62
821 Colby Ave	0.47mi	2/1.0	1,008 (+9%)	9mo	$20,000	$20	56
1148 Miami Ave	0.30mi	3/1.5 (+1)	1,017 (+10%)	11mo	$100,000	$98	53
1342 Berwick Ave	0.40mi	3/1.0 (+1)	864 (-7%)	16mo	$25,500	$30	51
1538 Republic Ave	0.64mi	3/1.0 (+1)	1,008 (+9%)	2mo	$65,000	$64	49
1434 Forest View Dr	0.57mi	3/1.0 (+1)	888 (-4%)	19mo	$55,000	$62	45

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: 14.9%
• Equity multiple: 1.60×
• Total profit: $8,286
• Equity at exit: $7,381

10-year hold

• IRR: 23.6%
• Equity multiple: 3.04×
• Total profit: $28,236
• Equity at exit: $4,280

Cash invested: $13,860 (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: 5.5×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $256

Break-even live

Break-even rent $426

Max offer price $49,500

Occupancy floor 61%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Cassius Ave Unit 1 Youngstown, OH	2.0	1.0	807	$750	$0.93	21d	1	0.60mi

Listing history 17 events

1. 2026-06-19
   days on market $49,500 Active 66 DOM
2. 2026-06-18
   days on market $49,500 Active 65 DOM
3. 2026-06-17
   days on market $49,500 Active 64 DOM
4. 2026-06-16
   days on market $49,500 Active 63 DOM
5. 2026-06-15
   days on market $49,500 Active 62 DOM
6. 2026-06-14
   days on market $49,500 Active 60 DOM
7. 2026-06-13
   days on market $49,500 Active 59 DOM
8. 2026-06-10
   days on market $49,500 Active 57 DOM
9. 2026-06-09
   days on market $49,500 Active 56 DOM
10. 2026-06-08
    days on market $49,500 Active 55 DOM
11. 2026-06-07
    days on market $49,500 Active 54 DOM
12. 2026-06-03
    days on market $49,500 Active 50 DOM
13. 2026-06-02
    days on market $49,500 Active 49 DOM
14. 2026-06-01
    days on market $49,500 Active 48 DOM
15. 2026-05-31
    days on market $49,500 Active 47 DOM
16. 2026-05-30
    days on market $49,500 Active 46 DOM
17. 2026-04-13
    listed $49,500 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: $676 · $56/mo
• Projected year-2 tax: $724 · $60/mo
• Expected delta: +$48/yr (+$4/mo · 7.1%)

ⓘ 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 6 d/yr ≥96°F today · 15 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: $9,000
• − Mortgage interest: −$2,773
• − Property taxes: −$676
• − Insurance: −$248
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,440
• Taxable income: $2,423
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $2,489/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

1 event — show timeline

• 2026-04-13 Listed $49,500 MLSNOW

Property tax history

+12.1%/yr

Latest (2025): $676 · +163.6% YoY. Source: county tax records.