3533 Wyandot Ln · Youngstown, OH 44502

$135,000

4 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 18 Days on market

Built 1958 7,797 sqft lot Est $112k · 21% over

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Why this score? — see what drove the C 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

Turnkey investment opportunity featuring a recently updated 4-bedroom, 1.5-bath home with a long-term tenant already in place, offering immediate rental income from day one. This well-maintained property includes spacious living areas, updated finishes, and a 1-car attached garage for added convenience. A solid addition to any portfolio with strong tenant stability and low- maintenance appeal.

Key facts

• 7,797 sq ft lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Updated/remodeled
• Construction: Metal siding; Asphalt and fiberglass roof; Year built per public records
• Exterior features: 0.179-acre lot; Lot size per assessor

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Updated/remodeled condition; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,589/mo this rent would consume 61% 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 $3k of equity ($933 loan paydown + $2k 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y 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 $35k; list at $135k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.18% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $111,969
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 9th St	0.45mi	3/1.0 (-1)	1,260 (-2%)	1mo	$93,000	$74	65
2743 Mount Vernon Ave	0.51mi	3/1.0 (-1)	1,248 (-3%)	4mo	$65,000	$52	58
537 7th St	0.74mi	3/1.0 (-1)	1,280 (-0%)	3mo	$153,500	$120	53
1709 S Heights Ave	0.60mi	3/2.0 (-1)	1,216 (-6%)	6mo	$66,000	$54	52
1925 Weston Ave	0.65mi	3/1.0 (-1)	1,227 (-5%)	1mo	$89,000	$73	52
3515 Lasalle Ave	0.23mi	3/1.0 (-1)	1,144 (-11%)	13mo	$81,000	$71	51
437 7th St	0.59mi	3/2.5 (-1)	1,345 (+4%)	9mo	$153,000	$114	51
3304 Tangent St	0.55mi	3/1.0 (-1)	1,224 (-5%)	11mo	$120,000	$98	48
2020 Medford Ave	0.61mi	3/2.0 (-1)	1,164 (-10%)	8mo	$98,000	$84	44
1646 Everett Ave	0.70mi	4/1.0	1,152 (-10%)	3mo	$100,000	$87	43
1646 Weston Ave	0.74mi	4/1.0	1,388 (+8%)	8mo	$154,000	$111	42
1633 Everett Ave	0.74mi	3/1.0 (-1)	1,202 (-7%)	5mo	$125,000	$104	41

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: 16.6%
• Equity multiple: 1.89×
• Total profit: $33,482
• Equity at exit: $51,623

10-year hold

• IRR: 19.2%
• Equity multiple: 3.49×
• Total profit: $94,215
• Equity at exit: $73,111

Cash invested: $37,800 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $405

Break-even live

Break-even rent $1,077

Max offer price $135,000

Occupancy floor 70%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	0.43mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	13d	1	0.51mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	0.72mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	13d	1	1.05mi

Listing history 14 events

1. 2026-06-19
   days on market $135,000 Active 18 DOM
2. 2026-06-18
   days on market $135,000 Active 17 DOM
3. 2026-06-17
   days on market $135,000 Active 16 DOM
4. 2026-06-16
   days on market $135,000 Active 15 DOM
5. 2026-06-15
   days on market $135,000 Active 14 DOM
6. 2026-06-14
   days on market $135,000 Active 12 DOM
7. 2026-06-13
   days on market $135,000 Active 11 DOM
8. 2026-06-10
   days on market $135,000 Active 9 DOM
9. 2026-06-09
   days on market $135,000 Active 8 DOM
10. 2026-06-08
    days on market $135,000 Active 7 DOM
11. 2026-06-07
    days on market $135,000 Active 6 DOM
12. 2026-06-03
    days on market $135,000 Active 2 DOM
13. 2026-06-01
    remarks 396-char remark
14. 2026-06-01
    listed $135,000 Active 1 DOM

ⓘ 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: $1,038 · $86/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$534/yr (+$45/mo · 51.5%)

ⓘ 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: $19,070
• − Mortgage interest: −$7,562
• − Property taxes: −$1,038
• − Insurance: −$675
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$3,927
• Taxable income: $2,817
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $4,181/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

+315.4% since first listed

41 events — show timeline

• 2026-06-01 Listed $135,000 MLSNOW
• 2023-09-10 Pending — MLSNOW
• 2023-09-10 Sold (MLS) $34,900 MLSNOW
• 2023-08-26 Price Changed $33,900 MLSNOW
• 2023-08-07 Contingent — MLSNOW
• 2023-07-23 Relisted — MLSNOW
• 2023-07-14 Contingent — MLSNOW
• 2023-07-13 Listed $34,900 MLSNOW
• 2023-07-08 Sold (MLS) $34,900 MLSNOW
• 2023-06-28 Contingent — MLSNOW
• 2023-06-27 Pending — MLSNOW
• 2023-06-06 Sold (MLS) $34,900 MLSNOW
• 2023-06-05 Pending — MLSNOW
• 2023-05-15 Listed $34,900 MLSNOW
• 2020-11-04 Price Changed $33,900 MLSNOW
• 2020-11-04 Price Changed $33,900 MLSNOW
• 2020-11-04 Price Changed $33,900 MLSNOW
• 2020-11-04 Price Changed $33,900 MLSNOW
• 2020-11-04 Price Changed $33,900 MLSNOW
• 2020-08-25 Price Changed $33,900 MLSNOW
• 2020-05-02 Price Changed $33,900 MLSNOW
• 2015-05-16 Price Changed $129,900 MLSNOW
• 2014-02-12 Price Changed $33,900 MLSNOW
• 2007-04-30 Listing Removed — MLSNOW
• 2006-11-02 Listed $16,000 MLSNOW
• 2006-10-06 Listing Removed — MLSNOW
• 2006-07-10 Listed $29,900 MLSNOW
• 1999-12-10 Sold (Public Records) $40,000 Public Records
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1998-04-13 Listing Removed — MLSNOW
• 1998-04-13 Price Changed $129,900 MLSNOW
• 1997-12-05 Listing Removed — MLSNOW
• 1997-10-13 Listed $33,900 MLSNOW
• 1997-06-05 Listed $38,500 MLSNOW
• 1990-04-23 Sold (Public Records) $32,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,038 · +63.2% YoY. Source: county tax records.