912 Pearson Cir #5 · Poland, OH 44512

$79,900

2 bd · 1.0 ba · 1,006 sqft · Condo · 12 Days on market

Built 1981 Good condition $275/mo HOA · 27% of rent ↓ 26% since listing

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Why this score? — see what drove the D+ 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 +12.6/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Rent growth +4.1/5.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent Boardman Location! 3rd Floor condo featuring a large living room, dinning room, kitchen, bath and 2 bedrooms. Updated life proof flooring in dinning room. Updated countertop. Large storage/pantry area off dinning room. Laundry located immediately outside unit entry door. Carport parking out back. Tenants on month to month lease. HOA includes heat, water, trash and exterior landscaping. This unit is located just around the corner from the shopping and dining destination of Mahoning County. Just 10 mins. from St. Elizabeth Hospital in Boardman, the Southern Park Mall restaurants and grocery shopping. About 10 min drive from Youngstown State University. Within 5mins of Route 680

Key facts

• Large storage area
• Updated countertop
• Large living room

Tags

• LARGE LIVING ROOM
• UPDATED LIFE PROOF FLOORING
• UPDATED COUNTERTOP
• LARGE STORAGE AREA
• LAUNDRY OUTSIDE UNIT
• CARPORT PARKING

Property features AI

Finance

• Financial info: Pets are allowed
• HOA & community: Part of Presidential Square Estates HOA; Monthly association fee of $275; HOA covers heat, grounds maintenance, snow removal, trash, and water

Exterior

• Parking: Detached garage; Garage with 1 space and garage door opener; Carport with 1 space; Electricity to parking
• Utilities: Public water; Public sewer
• Home design: Condominium/unit in a multi-story building; Entry level is 3; Total of 3 stories
• Construction: Brick construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Balcony; Paved areas

Interior

• Kitchen: Kitchen located on the third level
• Bedrooms: Bedroom located on the third level
• Bathrooms: One full bathroom on the main/third level
• Heating & cooling: Gas heating with hot water/steam; Wall cooling unit(s)
• Interior features: Total of 4 rooms; Balcony
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-11 ($-127/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (1.9% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (1.9% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.4% in Poland — 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 82/100 on livability (#72 in OH, #1,108 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Boardman Local (urban): math 63% / reading 71% proficiency, ranked #189 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.6%/yr); 137 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 of loan paydown is wiped out by about $2k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $78,370 (1.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.57×
• Total profit: $-9,601
• Equity at exit: $11,913

10-year hold

• IRR: 4.2%
• Equity multiple: 1.38×
• Total profit: $8,455
• Equity at exit: $6,908

Cash invested: $22,372 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 137
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$275
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-11

Break-even live

Break-even rent $1,047

Max offer price $78,370

Occupancy floor 96%

Sensitivity live

Price	-10% $45	-5% $17	+0% $-11	+5% $-38	+10% $-66
Rent	-10% $-92	-5% $-51	+0% $-11	+5% $30	+10% $71
Rate	-1.0pp $30	-0.5pp $10	base $-11	+0.5pp $-31	+1.0pp $-52

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	14d	1	1.07mi
86 Ferncliff Ave Youngstown, OH	2.0	1.0	1027	$1,200	$1.17	22d	1	1.24mi
457 Mathews Rd Boardman, OH	3.0	1.0	1200	$1,300	$1.08	44d	1	1.33mi
413 Mathews Rd Boardman, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	1.33mi
20 Southwoods Ave Unit 23 Youngstown, OH	2.0	1.0	700	$850	$1.21	22d	1	1.34mi
80 Romaine Ave Unit B Youngstown, OH	2.0	1.0	1000	$795	$0.80	14d	1	1.41mi
7116 Claybourne Ave Youngstown, OH	3.0	1.5	1020	$1,600	$1.57	22d	1	1.44mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	44d	1	1.45mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	44d	1	1.45mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: watertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-09
   status Pending 723-char remark
2. 2026-04-26
   listed $79,900 Active 723-char remark
3. 2025-11-27
   historical
4. 2025-06-05
   listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 17 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: $12,404
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$992
• − Management: −$992
• − HOA: −$3,300
• − Depreciation: −$2,324
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $180/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bathroom condo is in good condition with updated features and a well-maintained exterior. Minor updates to the interior and HVAC system can significantly increase its value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops in kitchen — Updated countertops improve the kitchen's appearance and functionality
• Both Install new flooring in living and dining areas — New flooring can improve the home's overall appearance and increase its value
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops in kitchen — Updated countertops improve the kitchen's appearance and functionality ↑
• Both Install new flooring in living and dining areas — New flooring can improve the home's overall appearance and increase its value ↑
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Boardman Local
• NCES district ID: 3904830
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $47,613
• Composite: 56.62/100
• National rank: #1142
• State rank: #189 of 656 in OH

Livability — Poland

• Score: 82/100
• State rank: #72
• US rank: #1108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mahoning County · 84,956 people
• City population: 23,917
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 32,536
• Household income: $63,317
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 910.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Other Indo-European 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: ▼ -56.75%
• Current HPI: 213.1446
• Rent YoY: ▲ 6.56%
• 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

-26.3% since first listed

5 events — show timeline

• 2026-06-01 Sold (MLS) $70,000 MLSNOW
• 2026-05-09 Pending — MLSNOW
• 2026-04-26 Listed $79,900 MLSNOW
• 2025-11-27 Listing Removed — MLSNOW
• 2025-06-05 Listed $95,000 MLSNOW