399 W Warren Ave · Youngstown, OH 44511

$105,000

5 bd · 2.0 ba · 1,974 sqft · MultiFamily public records · 11 Days on market

Built 1914 8,363 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Step into 399 W Warren Ave, Youngstown, OH 44511! This affordable multi-unit offers a great opportunity for homeowners, investors, or anyone looking to add value through finishing touches. The main floor has been completed and features a functional layout with appliances included, making it move-in ready while you continue improvements. Major mechanical updates provide peace of mind, including a newer metal roof, new furnace, and new hot water tank. The upper level presents an excellent opportunity to customize and finish to your liking. Whether you’re looking for additional living space, bedrooms, or a value-add investment, the unfinished upstairs allows you to build equity while cre

Key facts

• New furnace
• New hot water tank
• Multi-unit

Tags

• MULTI-UNIT
• FUNCTIONAL LAYOUT
• APPLIANCES INCLUDED
• NEWER METAL ROOF
• NEW FURNACE
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: Paved
• Utilities: Public water; Public sewer
• Home design: 2 stories
• Construction: Brick construction; Asphalt, fiberglass, and metal roofing
• Exterior features: Paved parking

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full, unfinished basement; 9 total rooms; 1 building (multifamily information)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Cap rate 28.4% 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: 73 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $3,362/mo this rent would consume 71% of the median local household income ($57k/yr) (locally 336% of renters already pay >50% of income on rent) — 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $1k; list at $105k implies a 10124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1914 — 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 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: 3.20% ✓
• Cap rate: 28.35%
• Cash-on-cash: 78.79%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $63,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
656 Saint Louis Ave	0.46mi	6/2.0 (+1)	2,200 (+11%)	12mo	$70,000	$32	44

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: 78.9%
• Equity multiple: 4.60×
• Total profit: $105,981
• Equity at exit: $15,656

10-year hold

• IRR: 82.4%
• Equity multiple: 9.53×
• Total profit: $250,804
• Equity at exit: $9,078

Cash invested: $29,400 (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 44511

• Home prices YoY: -12.6%
• Active inventory: 73
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,362 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $1,930

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 38%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,363
Total (3 units)			$3,362

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	21d	1	1.23mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	1.47mi

Listing history 10 events

1. 2026-06-19
   days on market $105,000 Active 11 DOM
2. 2026-06-18
   days on market $105,000 Active 10 DOM
3. 2026-06-17
   days on market $105,000 Active 9 DOM
4. 2026-06-16
   days on market $105,000 Active 8 DOM
5. 2026-06-15
   days on market $105,000 Active 7 DOM
6. 2026-06-14
   days on market $105,000 Active 5 DOM
7. 2026-06-13
   days on market $105,000 Active 4 DOM
8. 2026-06-10
   days on market $105,000 Active 2 DOM
9. 2026-06-09
   remarks 693-char remark
10. 2026-06-09
    listed $105,000 Active 1 DOM

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

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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,344
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$3,055
• Taxable income: $22,853
• Est. tax owed @ 24.0%: −$5,485
• After-tax cash flow: $17,680/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): 18,909
• Household income: $56,880
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 336.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -40.81%
• Current HPI: 283.9088
• 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

+10124.0% since first listed

11 events — show timeline

• 2026-06-08 Listed $105,000 MLSNOW
• 2026-01-16 Rental Removed $750 REDFIN
• 2026-01-02 Listed for Rent $750 REDFIN
• 2023-11-16 Listing Removed — MLSNOW
• 2023-08-06 Price Changed $49,900 MLSNOW
• 2023-04-26 Price Changed $24,900 MLSNOW
• 2023-04-04 Price Changed $29,900 MLSNOW
• 2023-03-21 Relisted — MLSNOW
• 2023-03-20 Price Changed $34,900 MLSNOW
• 2023-02-16 Listed $49,900 MLSNOW
• 1997-10-27 Sold (Public Records) $1,027 Public Records

Property tax history

+1.4%/yr

Latest (2025): $118 · -79.8% YoY. Source: county tax records.