4717 Market St · Youngstown, OH 44512

$149,900

3 bd · 2.0 ba · 2,505 sqft · SingleFamily · 76 Days on market

Built 1906 Average condition 0.32 ac lot $60/sqft · 36% below area Est $235k · 36% under ↓ 9% since listing

---

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 +15.4/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Many possibilities with this spacious Boardman property offering more than 2,500 square feet to work with and plenty of potential for customization. The home is in great condition throughout and provides flexible use options. The main level was previously used as an office and features a commercial sign in the front yard, but it could easily function as a residential unit with at least one bedroom and one bathroom. The second and third levels are currently configured as one residential unit with two bedrooms and one bathroom. This property could be used as a single-family home, a residential duplex, or a business on the main level with an apartment above—you make the call. Conveniently located near shopping, dining, schools, and major roadways in the desirable Boardman area. With its strong rental potential, solid square footage, and flexible layout, this property offers opportunity for updates and value-add improvements. Ideal for homeowners or investors and a great candidate for a rental portfolio or fix-and-hold investment. Schedule your showing today!

Key facts

• Flexible use options
• 0.32 acre lot
• 2 parking spots

Tags

• SPACIOUS BOARDMAN PROPERTY
• FLEXIBLE USE OPTIONS
• STRONG RENTAL POTENTIAL
• VALUE-ADD IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $58 ($692/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.7% below list).
• Recommended offer: $138k (7.7% below list) — sets the bar for 1% rule.

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.
• 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); 136 active listings in the ZIP; 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,429 (7.7% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $235,297
• List price: $149,900
• Delta: -36.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Mill Creek Dr	0.26mi	3/1.5	2,372 (-5%)	1mo	$305,000	$129	76
4870 Oak Knoll Dr	0.20mi	4/2.5 (+1)	2,597 (+4%)	13mo	$321,000	$124	67
153 Overhill Rd	0.48mi	4/3.0 (+1)	2,561 (+2%)	2mo	$350,000	$137	63
34 Mill Creek Dr	0.12mi	4/2.5 (+1)	2,720 (+9%)	13mo	$277,000	$102	62
26 Mill Creek Dr	0.11mi	4/1.5 (+1)	2,795 (+12%)	13mo	$299,000	$107	58
4802 Oak Knoll Dr	0.18mi	4/4.0 (+1)	2,764 (+10%)	8mo	$360,000	$130	55
4036 Stratford Rd	0.69mi	3/2.5	2,574 (+3%)	8mo	$269,900	$105	55
73 Jennette Dr	0.29mi	3/2.5	2,190 (-13%)	19mo	$285,650	$130	48
4141 Windsor Rd	0.53mi	4/3.0 (+1)	2,780 (+11%)	3mo	$315,000	$113	46
4115 Howard St	0.50mi	4/2.5 (+1)	2,136 (-15%)	9mo	$130,000	$61	38
63 Overhill Rd	0.45mi	4/1.5 (+1)	2,193 (-12%)	17mo	$196,000	$89	37
4135 Oak Knoll Dr	0.48mi	4/2.5 (+1)	2,224 (-11%)	20mo	$350,900	$158	35

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.63×
• Total profit: $-15,461
• Equity at exit: $22,351

10-year hold

• IRR: 4.0%
• Equity multiple: 1.33×
• Total profit: $14,027
• Equity at exit: $12,961

Cash invested: $41,972 (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: 136
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $58

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 91%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $149,900 Active 76 DOM
2. 2026-06-18
   days on market $149,900 Active 75 DOM
3. 2026-06-17
   days on market $149,900 Active 74 DOM
4. 2026-06-16
   days on market $149,900 Active 73 DOM
5. 2026-06-15
   status $149,900 Active 72 DOM
6. 2026-04-17
   price $149,900 1077-char remark

   Show marketing remark (1077 chars)

   Many possibilities with this spacious Boardman property offering more than 2,500 square feet to work with and plenty of potential for customization. The home is in great condition throughout and provides flexible use options. The main level was previously used as an office and features a commercial sign in the front yard, but it could easily function as a residential unit with at least one bedroom and one bathroom. The second and third levels are currently configured as one residential unit with two bedrooms and one bathroom. This property could be used as a single-family home, a residential duplex, or a business on the main level with an apartment above—you make the call. Conveniently located near shopping, dining, schools, and major roadways in the desirable Boardman area. With its strong rental potential, solid square footage, and flexible layout, this property offers opportunity for updates and value-add improvements. Ideal for homeowners or investors and a great candidate for a rental portfolio or fix-and-hold investment. Schedule your showing today!

7. 2026-04-17
   price $149,900 1077-char remark

   Show marketing remark (1077 chars)

   Many possibilities with this spacious Boardman property offering more than 2,500 square feet to work with and plenty of potential for customization. The home is in great condition throughout and provides flexible use options. The main level was previously used as an office and features a commercial sign in the front yard, but it could easily function as a residential unit with at least one bedroom and one bathroom. The second and third levels are currently configured as one residential unit with two bedrooms and one bathroom. This property could be used as a single-family home, a residential duplex, or a business on the main level with an apartment above—you make the call. Conveniently located near shopping, dining, schools, and major roadways in the desirable Boardman area. With its strong rental potential, solid square footage, and flexible layout, this property offers opportunity for updates and value-add improvements. Ideal for homeowners or investors and a great candidate for a rental portfolio or fix-and-hold investment. Schedule your showing today!

8. 2026-03-10
   listed $164,900 Active 1077-char remark

   Show marketing remark (1077 chars)

   Many possibilities with this spacious Boardman property offering more than 2,500 square feet to work with and plenty of potential for customization. The home is in great condition throughout and provides flexible use options. The main level was previously used as an office and features a commercial sign in the front yard, but it could easily function as a residential unit with at least one bedroom and one bathroom. The second and third levels are currently configured as one residential unit with two bedrooms and one bathroom. This property could be used as a single-family home, a residential duplex, or a business on the main level with an apartment above—you make the call. Conveniently located near shopping, dining, schools, and major roadways in the desirable Boardman area. With its strong rental potential, solid square footage, and flexible layout, this property offers opportunity for updates and value-add improvements. Ideal for homeowners or investors and a great candidate for a rental portfolio or fix-and-hold investment. Schedule your showing today!

9. 2026-03-10
   listed $164,900 Active 1077-char remark

   Show marketing remark (1077 chars)

   Many possibilities with this spacious Boardman property offering more than 2,500 square feet to work with and plenty of potential for customization. The home is in great condition throughout and provides flexible use options. The main level was previously used as an office and features a commercial sign in the front yard, but it could easily function as a residential unit with at least one bedroom and one bathroom. The second and third levels are currently configured as one residential unit with two bedrooms and one bathroom. This property could be used as a single-family home, a residential duplex, or a business on the main level with an apartment above—you make the call. Conveniently located near shopping, dining, schools, and major roadways in the desirable Boardman area. With its strong rental potential, solid square footage, and flexible layout, this property offers opportunity for updates and value-add improvements. Ideal for homeowners or investors and a great candidate for a rental portfolio or fix-and-hold investment. Schedule your showing today!

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

Taxation est. · year 1

• Rental income: $16,611
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,361
• Taxable loss: −$1,802
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,124/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 · 14 photos

Average 55/100 Moderate rehab

This home has moderate potential for improvement and could be a good investment with some updates.

Repairs flagged

• Moderate Kitchen cabinets — Older style, could be replaced for a fresh look
• Moderate Bathroom fixtures — Small, dated fixtures, could be replaced for a modern look
• Moderate Exterior siding — Worn appearance, could be repainted or replaced for a fresh look

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers and increase value
• Resale New bathroom fixtures — Modern bathroom will attract more buyers and increase value
• Both Paint and fresh landscaping — Fresh paint and landscaping will improve curb appeal and increase value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older style, could be replaced for a fresh look	Moderate	$3,000–15,000
Bathroom fixtures · Small, dated fixtures, could be replaced for a modern look	Moderate	$3,000–15,000
Exterior siding · Worn appearance, could be repainted or replaced for a fresh look	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers and increase value ↑
• Resale New bathroom fixtures — Modern bathroom will attract more buyers and increase value ↑
• Both Paint and fresh landscaping — Fresh paint and landscaping will improve curb appeal and increase 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 — 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

• County: Mahoning County · 84,956 people
• City population: 28,503
• 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

-9.1% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $149,900 MLSNOW
• 2026-04-17 Price Changed $149,900 MLSNOW
• 2026-03-10 Listed $164,900 MLSNOW
• 2026-03-10 Listed $164,900 MLSNOW