2534 Sierra Dr · Youngstown, OH 44511

$125,000

3 bd · 1.0 ba · 1,782 sqft · SingleFamily public records · 6 Days on market

Built 1957 10,497 sqft lot Est $228k · 45% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Listing remarks

Here’s your chance to own a classic mid-century gem and make it completely your own! Located on Youngstown’s West side, this charming 3-bedroom home offers over 1,500 square feet of living space filled with character, space, and endless potential. A welcoming concrete front patio sets the tone as you arrive at the home. Step inside through the slate entryway and into a spacious living room with built-ins and dining area featuring newer vinyl windows, including three dramatic floor-to-ceiling windows that flood the space with natural light. A newer sliding glass door leads effortlessly to the large screened back porch- the perfect spot for morning coffee, quiet evenings, or enter

Key facts

• Dining area
• Slate entryway
• Concrete front patio

Tags

• CONCRETE FRONT PATIO
• SLATE ENTRYWAY
• SPACIOUS LIVING ROOM
• BUILT-INS
• DINING AREA
• FLOOR-TO-CEILING WINDOWS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: 1-car garage; Driveway
• Security:
• Utilities: Public water; Public sewer
• Home design: Aluminum siding and brick exterior; Block foundation
• Construction: Asphalt/fiberglass roof
• Exterior features: Rear enclosed porch; Front porch; Patio

Interior

• Kitchen:
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced-air gas heating
• Interior features: Partially finished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.2% 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: 80 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).
• This rent runs 32% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1957 — 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: 1.22% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3042 Straley Ln	0.29mi	3/1.5	1,798 (+1%)	11mo	$215,000	$120	74
3928 S Schenley Ave	0.32mi	3/2.5	1,688 (-5%)	6mo	$252,500	$150	65
3206 Hermosa Dr	0.49mi	3/2.0	1,742 (-2%)	6mo	$245,000	$141	65
2243 Coleman Dr	0.25mi	4/2.0 (+1)	1,684 (-6%)	7mo	$176,500	$105	65
2827 S Schenley Ave	0.45mi	4/1.5 (+1)	1,817 (+2%)	7mo	$173,000	$95	63
2216 Coral Sea Dr	0.66mi	3/1.5	1,792 (+1%)	6mo	$219,900	$123	61
4096 Bob O Link Dr	0.65mi	4/1.5 (+1)	1,776 (-0%)	7mo	$285,000	$160	57
4042 Baymar Dr	0.37mi	3/1.5	1,542 (-14%)	7mo	$222,000	$144	53
3911 Arden Blvd	0.75mi	3/2.5	1,678 (-6%)	2mo	$214,800	$128	48
2674 Brunswick Rd	0.74mi	4/1.0 (+1)	1,900 (+7%)	4mo	$244,000	$128	46
424 Flagler Ln	0.70mi	3/1.0	1,584 (-11%)	16mo	$140,000	$88	35
4020 Shelby Rd	0.70mi	3/2.0	1,538 (-14%)	12mo	$213,000	$138	31

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,704
• Equity at exit: $18,638

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $38,346
• Equity at exit: $10,808

Cash invested: $35,000 (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: 80
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $408

Break-even live

Break-even rent $1,011

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $479	-5% $443	+0% $408	+5% $372	+10% $337
Rent	-10% $287	-5% $348	+0% $408	+5% $468	+10% $529
Rate	-1.0pp $471	-0.5pp $440	base $408	+0.5pp $375	+1.0pp $343

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2529 Bainbridge Ave Youngstown, OH	3.0	2.0	1692	$1,500	$0.89	45d	1	1.30mi
2433 Bainbridge Ave Youngstown, OH	3.0	1.0	1640	$1,500	$0.91	22d	1	1.39mi

Listing history 1 events

1. 2026-05-21
   listed $125,000 Active

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,523 · $127/mo
• Expected delta: +$427/yr (+$36/mo · 38.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 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: $18,331
• − Mortgage interest: −$7,002
• − Property taxes: −$1,096
• − Insurance: −$625
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,636
• Taxable income: $3,039
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $4,165/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

1 event — show timeline

• 2026-05-21 Listed $125,000 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $1,096 · -13.0% YoY. Source: county tax records.