466 N Hazelwood Ave · Youngstown, OH 44509

$63,500

3 bd · 1.0 ba · 1,287 sqft · SingleFamily public records · 75 Days on market

Built 1926 4,878 sqft lot Est $90k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Have it your way!! What a deal. 3 bedrooms, dining room, 1 car attached garage.

Key facts

• Quiet street
• Partial basement
• Alum vinyl sided

Tags

• ALUM VINYL SIDED
• QUIET STREET
• VACANT LOT INCLUDED
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $64k).
• Recommended offer: $60k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($36k/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 $439 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 33y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $64k implies a 683% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,690 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.56% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $90,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
466 N Hazelwood Ave	0.00mi	3/1.0	1,287 (0%)	0mo	$48,000	$37	100
459 N Schenley Ave	0.09mi	3/2.0	1,316 (+2%)	2mo	$155,000	$118	86
102 Rhoda Ave	0.38mi	3/2.0	1,270 (-1%)	2mo	$119,500	$94	75
43 N Schenley Ave	0.35mi	4/1.0 (+1)	1,312 (+2%)	2mo	$73,000	$56	74
551 Moherman Ave	0.53mi	3/1.0	1,264 (-2%)	2mo	$90,000	$71	70
1220 N Schenley Ave	0.48mi	3/1.0	1,218 (-5%)	1mo	$83,000	$68	68
130 N Portland Ave	0.68mi	3/1.0	1,285 (-0%)	3mo	$90,000	$70	66
26 Bouquet Ave	0.53mi	3/1.5	1,200 (-7%)	1mo	$92,000	$77	61
208 N Maryland Ave N	0.58mi	3/1.0	1,200 (-7%)	3mo	$28,000	$23	59
125 N Belle Vis	0.59mi	4/1.0 (+1)	1,368 (+6%)	3mo	$49,000	$36	55
70 S Glenellen Ave	0.59mi	3/1.0	1,144 (-11%)	1mo	$92,500	$81	53
38 S Hartford Ave	0.53mi	3/1.5	1,100 (-14%)	4mo	$50,000	$45	46

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $11,493
• Equity at exit: $9,468

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $38,098
• Equity at exit: $5,490

Cash invested: $17,780 (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 44509

• Home prices YoY: -9.3%
• Active inventory: 66
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $342

Break-even live

Break-even rent $556

Max offer price $63,500

Occupancy floor 60%

Sensitivity live

Price	-10% $378	-5% $360	+0% $342	+5% $324	+10% $306
Rent	-10% $264	-5% $303	+0% $342	+5% $381	+10% $420
Rate	-1.0pp $374	-0.5pp $358	base $342	+0.5pp $325	+1.0pp $309

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	22d	1	0.27mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	14d	1	0.57mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	22d	1	1.14mi
131 N Edgehill Ave Youngstown, OH	3.0	1.0	1200	$1,350	$1.12	22d	1	1.46mi

Listing history 22 events

1. 2026-04-14
   status Pending
2. 2026-03-19
   historical Contingent
3. 2026-03-01
   price $63,500
4. 2026-02-17
   price $68,500
5. 2026-01-28
   listed $69,000 Active
6. 2012-01-20
   soldstatus $8,111 79-char remark

   Show marketing remark (79 chars)

   Have it your way!! What a deal. 3 bedrooms, dining room, 1 car attached garage.

7. 2011-11-30
   listed $5,000 79-char remark

   Show marketing remark (79 chars)

   Have it your way!! What a deal. 3 bedrooms, dining room, 1 car attached garage.

8. 2006-08-25
   soldstatus $68,000
9. 2006-03-29
   soldstatus $30,000 80-char remark

   Show marketing remark (80 chars)

   Starter home at an affordable price. Property can be bid on @ WWW. REALTYBID.com

10. 2006-02-28
    historical 80-char remark

    Show marketing remark (80 chars)

    Starter home at an affordable price. Property can be bid on @ WWW. REALTYBID.com

11. 2005-12-20
    listed $32,900 80-char remark

    Show marketing remark (80 chars)

    Starter home at an affordable price. Property can be bid on @ WWW. REALTYBID.com

12. 2005-11-23
    historical
13. 2005-08-25
    listed $34,900
14. 2002-12-20
    soldstatus $42,000
15. 2002-12-19
    soldstatus $42,000
16. 2002-11-01
    listed $45,000
17. 1996-09-28
    historical
18. 1996-07-28
    listed $49,900
19. 1993-11-18
    historical
20. 1993-10-15
    soldstatus $40,000
21. 1993-07-18
    listed $41,900
22. 1993-07-18
    listed $41,900

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$17/yr (+$1/mo · 1.8%)

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

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 ≥97°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: $11,862
• − Mortgage interest: −$3,557
• − Property taxes: −$957
• − Insurance: −$318
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,847
• Taxable income: $3,286
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $3,313/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): 10,775
• Household income: $36,472
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 10.4

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 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 2% Subsaharan African 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -22.34%
• Current HPI: 217.0797
• 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

+51.6% since first listed

22 events — show timeline

• 2026-04-14 Pending — MLSNOW
• 2026-03-19 Contingent — MLSNOW
• 2026-03-01 Price Changed $63,500 MLSNOW
• 2026-02-17 Price Changed $68,500 MLSNOW
• 2026-01-28 Listed $69,000 MLSNOW
• 2012-01-20 Sold (MLS) $8,111 MLSNOW
• 2011-11-30 Listed $5,000 MLSNOW
• 2006-08-25 Sold (Public Records) $68,000 Public Records
• 2006-03-29 Sold (MLS) $30,000 MLSNOW
• 2006-02-28 Listing Removed — MLSNOW
• 2005-12-20 Listed $32,900 MLSNOW
• 2005-11-23 Listing Removed — MLSNOW
• 2005-08-25 Listed $34,900 MLSNOW
• 2002-12-20 Sold (MLS) $42,000 MLSNOW
• 2002-12-19 Sold (Public Records) $42,000 Public Records
• 2002-11-01 Listed $45,000 MLSNOW
• 1996-09-28 Listing Removed — MLSNOW
• 1996-07-28 Listed $49,900 MLSNOW
• 1993-11-18 Listing Removed — MLSNOW
• 1993-10-15 Sold (Public Records) $40,000 Public Records
• 1993-07-18 Listed $41,900 MLSNOW
• 1993-07-18 Listed $41,900 MLSNOW

Property tax history

+6.6%/yr

Latest (2025): $957 · +4.5% YoY. Source: county tax records.