582 Roxbury Ave · Youngstown, OH 44502

$109,900

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 38 Days on market

Built 1954 5,662 sqft lot Est $113k · at est.

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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 +24.2/30.0
• ARV discount +8.7/15.0
• DSCR +7.8/10.0
• Appreciation +5.9/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Looking for a maintenance-free move-in ready home at an affordable price? Look no further! This vinyl sided cape cod home boasts many recent improvements. Inside you will find fresh paint throughout, new carpet and laminate wood flooring, new light fixtures, switches and outlets and a new furnace. The bathroom has been beautifully remodeled with a new tub and surround, new shower fixtures, new vanity, top and faucet, new mirror, lighting and flooring. The 2 and 1/2 car garage has a new 16' door and lots of room for more than just 2 cars. Other major improvements done to the house over the years include an updated electrical panel, replacement windows and architectural shingles believed to b

Key facts

• Vinyl sided
• New furnace
• Fresh paint

Tags

• VINYL SIDED
• FRESH PAINT
• NEW CARPET
• LAMINATE WOOD FLOORING
• NEW LIGHT FIXTURES
• NEW FURNACE

Property features AI

Exterior

• Parking: Detached garage (2 car), paved
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Vinyl siding exterior; Block foundation; Asphalt/fiberglass roof; Home warranty included
• Construction: Built (year per public records); Vinyl siding construction; Block foundation; Asphalt/Fiberglass roof
• Exterior features: Deck; Chain link fencing

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Two main-level bedrooms; One second-level bedroom
• Flooring: Wood flooring in some rooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 7.0% in Youngstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 45 active listings in the ZIP; 6 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 43% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (1.8% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 33y 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 $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $113,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
582 Roxbury Ave	0.00mi	3/1.0 (+1)	1,256 (0%)	1mo	$112,900	$90	94
827 E Avondale Ave	0.35mi	3/1.0 (+1)	1,224 (-2%)	5mo	$64,000	$52	71
230 Clarencedale Ave	0.50mi	3/1.5 (+1)	1,232 (-2%)	5mo	$130,000	$106	62
159 E Ravenwood Ave	0.59mi	3/1.0 (+1)	1,249 (-1%)	6mo	$45,000	$36	62
221 E Avondale Ave	0.53mi	3/1.0 (+1)	1,181 (-6%)	3mo	$53,000	$45	58
3005 Rush Blvd	0.53mi	3/1.0 (+1)	1,160 (-8%)	2mo	$26,000	$22	56
1122 Inverness Ave	0.54mi	3/2.0 (+1)	1,309 (+4%)	4mo	$126,900	$97	55
708 Miller St	0.74mi	3/1.0 (+1)	1,304 (+4%)	1mo	$55,000	$42	54
1210 Aberdeen Ave	0.64mi	3/2.0 (+1)	1,316 (+5%)	1mo	$177,000	$134	52
1208 Aberdeen Ave	0.64mi	3/2.0 (+1)	1,316 (+5%)	2mo	$175,000	$133	52
544 Miller St	0.74mi	3/1.5 (+1)	1,170 (-7%)	3mo	$47,000	$40	44
3551 Shirley Rd	0.71mi	3/2.0 (+1)	1,341 (+7%)	2mo	$142,000	$106	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.66×
• Total profit: $20,203
• Equity at exit: $42,025

10-year hold

• IRR: 15.3%
• Equity multiple: 3.00×
• Total profit: $61,404
• Equity at exit: $59,517

Cash invested: $30,772 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $219

Break-even live

Break-even rent $831

Max offer price $109,900

Occupancy floor 75%

Sensitivity live

Price	-10% $281	-5% $250	+0% $219	+5% $188	+10% $157
Rent	-10% $132	-5% $175	+0% $219	+5% $263	+10% $307
Rate	-1.0pp $274	-0.5pp $247	base $219	+0.5pp $191	+1.0pp $162

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	0.47mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	14d	1	0.94mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	14d	1	1.00mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	1.11mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	1.20mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	13d	1	1.39mi

Listing history 17 events

1. 2026-05-15
   status Pending
2. 2026-04-10
   historical Contingent
3. 2026-04-08
   listed $109,900 Active
4. 2026-03-27
   historical
5. 2026-01-06
   price $109,900
6. 2025-09-28
   listed $114,900 Active
7. 2022-07-15
   historical
8. 2022-06-16
   historical Contingent
9. 2022-04-27
   listed $54,900 Active
10. 2009-08-31
    historical
11. 2007-11-15
    listed $49,900
12. 1998-03-24
    soldstatus $40,000
13. 1996-12-08
    historical
14. 1996-06-08
    listed $44,900
15. 1993-06-22
    soldstatus $39,000
16. 1993-04-15
    listed $39,900
17. 1991-03-18
    soldstatus $35,000

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$650/yr (+$54/mo · 156.6%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,304
• − Mortgage interest: −$6,156
• − Property taxes: −$415
• − Insurance: −$550
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$3,197
• Taxable income: $858
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,424/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): 9,594
• Household income: $31,170
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 566.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Black 35% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 2% Serbian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 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: ▲ 1.78%
• Current HPI: 246.2163
• 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

+214.0% since first listed

17 events — show timeline

• 2026-05-15 Pending — MLSNOW
• 2026-04-10 Contingent — MLSNOW
• 2026-04-08 Listed $109,900 MLSNOW
• 2026-03-27 Listing Removed — MLSNOW
• 2026-01-06 Price Changed $109,900 MLSNOW
• 2025-09-28 Listed $114,900 MLSNOW
• 2022-07-15 Listing Removed — MLSNOW
• 2022-06-16 Contingent — MLSNOW
• 2022-04-27 Listed $54,900 MLSNOW
• 2009-08-31 Listing Removed — MLSNOW
• 2007-11-15 Listed $49,900 MLSNOW
• 1998-03-24 Sold (Public Records) $40,000 Public Records
• 1996-12-08 Listing Removed — MLSNOW
• 1996-06-08 Listed $44,900 MLSNOW
• 1993-06-22 Sold (Public Records) $39,000 Public Records
• 1993-04-15 Listed $39,900 MLSNOW
• 1991-03-18 Sold (Public Records) $35,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $415 · -11.8% YoY. Source: county tax records.