21 Zents Ave · Youngstown, OH 44505

$209,999

8 bd · 3.0 ba · 3,596 sqft · MultiFamily public records · 116 Days on market

Built 1960 3,092 sqft lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investors DREAM!!! Fully occupied triplex with gross rental income of $2275/mo or $27,300/year. This triplex host 3 townhouse style apartment units, two 3br's and one 2br. Each unit is currently occupied with well qualified tenants who are in 1 year leases. All tenants have expressed their desire to continue residing at the property beyond their lease end date. One tenant is section 8 and has already undergone the inspections. Start getting returns on your investment day 1 after closing!! Tenants pay their own gas and electric. Owner pays only the water/sewer/trash which is all combined in Youngstown. Water bill averages about $225/month. Each unit has it's own garage and separate basements

Key facts

• New water tanks
• Updated windows
• Triplex

Tags

• TRIPLEX
• LAUNDRY HOOKUPS AVAILABLE
• PROFESSIONALLY MAINTAINED
• NEW WATER TANKS
• UPDATED WINDOWS
• RECENTLY INSPECTED FURNACES

Property features AI

Finance

• Other: Property is a multi-unit building with 1 building
• Financial info: Gross annual income: $27,300; Owner pays sewer, trash collection, and water; tenants pay electricity and gas

Exterior

• Parking: Detached garage; 3 garage spaces
• Utilities: Public water service; Public sewer service
• Home design: Two-story building; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built (year source: public records)
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Two-bedroom unit (21 Zents) — leased through June 30, 2026; Three-bedroom unit (25 Zents) — leased through January 29, 2027; Three-bedroom unit (29 Zents) — leased through April 29, 2026
• Bathrooms: Three full bathrooms total across units (each unit has 1 bathroom)
• Heating & cooling: Forced-air heating (gas)
• Interior features: Updated/remodeled condition; Full basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive. Per door: $252/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 82 active listings in the ZIP; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $2,795/mo this rent would consume 92% of the median local household income ($36k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 34y 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 $172k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $191,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.44%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $14,214
• Equity at exit: $31,312

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $74,615
• Equity at exit: $18,157

Cash invested: $58,800 (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 44505

• Home prices YoY: -14.5%
• Active inventory: 82
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $757

Break-even live

Break-even rent $1,837

Max offer price $209,999

Occupancy floor 68%

Sensitivity live

Price	-10% $902	-5% $829	+0% $757	+5% $684	+10% $612
Rent	-10% $536	-5% $646	+0% $757	+5% $867	+10% $978
Rate	-1.0pp $863	-0.5pp $810	base $757	+0.5pp $702	+1.0pp $647

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$2,796
Total (3 units)			$2,795

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   days on market $209,999 Active 116 DOM
2. 2026-06-07
   days on market $209,999 Active 115 DOM
3. 2026-06-03
   days on market $209,999 Active 111 DOM
4. 2026-06-02
   days on market $209,999 Active 110 DOM
5. 2026-06-01
   days on market $209,999 Active 109 DOM
6. 2026-05-31
   days on market $209,999 Active 108 DOM
7. 2026-05-30
   days on market $209,999 Active 107 DOM
8. 2026-03-25
   price $209,999
9. 2026-02-12
   listed $215,000 Active
10. 2024-09-16
    soldstatus $172,000
11. 1996-09-15
    historical
12. 1996-03-15
    listed $21,000
13. 1992-12-30
    historical
14. 1992-06-14
    listed $22,900

ⓘ 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 ≥96°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: $33,540
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$6,109
• Taxable income: $6,101
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $7,617/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

+817.0% since first listed

7 events — show timeline

• 2026-03-25 Price Changed $209,999 MLSNOW
• 2026-02-12 Listed $215,000 MLSNOW
• 2024-09-16 Sold (Public Records) $172,000 Public Records
• 1996-09-15 Listing Removed — MLSNOW
• 1996-03-15 Listed $21,000 MLSNOW
• 1992-12-30 Listing Removed — MLSNOW
• 1992-06-14 Listed $22,900 MLSNOW

Property tax history

+1.3%/yr

Latest (2025): $420 · -11.0% YoY. Source: county tax records.