4285 Kerrybrook Dr · Austintown, OH 44511

$189,900

3 bd · 1.5 ba · 1,252 sqft · SingleFamily public records · 45 Days on market

Built 1962 0.26 ac lot $152/sqft · at area comps Est $192k · at est.

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Why this score? — see what drove the D- 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 +10.9/30.0
• ARV discount +8.0/15.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Car enthusiasts, hobbyists, and anyone needing exceptional garage space will love this 4-bedroom ranch featuring an impressive 4-car garage, complete with electric service and plenty of room for vehicles, tools, storage, or your next project. Step inside to discover new flooring throughout and a functional layout designed for comfortable living. The spacious eat-in kitchen is perfect for everyday meals and entertaining, with sliding doors leading to a deck that extends your living space outdoors. The welcoming living room provides a cozy place to relax and gather. The primary suite offers the convenience of a private half bath, while three additional bedrooms and a full bath provide ample s

Key facts

• Cozy living room
• Private half bath
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• COZY LIVING ROOM
• PRIVATE HALF BATH
• BACK DECK
• DETACHED 3-CAR GARAGE
• ATTACHED 1-CAR GARAGE

Property features AI

Exterior

• Parking: Attached and detached garage space; Oversized garage; Asphalt driveway; 4 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Aluminum siding; Asphalt and fiberglass roof; Above-grade finished area approximately 1,252
• Construction: Built per owner; Aluminum siding construction; Asphalt and fiberglass roofing
• Exterior features: Deck

Interior

• Bedrooms: 4 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (23.0% below list).
• Recommended offer: $146k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% in Austintown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#322 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Austintown Local Schools (suburban): math 56% / reading 65% proficiency, ranked #290 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Austintown Elementary School (976 students, 59% FRL); Austintown Middle School (math 48% / reading 64%, grade B-, #316 of 654 statewide, top 49%, 984 students, 58% FRL); Fitch High School (math 54% / reading 74%, grade B-, #193 of 781 statewide, top 25%, 1,228 students, 57% FRL).
• Market conditions: 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $190k implies a 177% gain — meaningful room to come down on a strong offer.

Recommended offer $146,193 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.8

CMA / ARV

• ARV (median comp): $191,946
• List price: $189,900
• Delta: -1.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4230 Selkirk Ave	0.30mi	3/1.5	1,198 (-4%)	0mo	$190,000	$159	78
4257 Claridge Dr	0.23mi	3/2.0	1,192 (-5%)	1mo	$177,300	$149	78
4226 Carlisle Ave	0.22mi	3/2.5	1,144 (-9%)	6mo	$205,000	$179	67
1649 Lancaster Dr	0.34mi	3/1.0	1,144 (-9%)	2mo	$132,000	$115	66
2451 Redgate Ln	0.65mi	3/1.0	1,229 (-2%)	5mo	$135,000	$110	60
4226 Burkey Rd	0.64mi	4/1.0 (+1)	1,224 (-2%)	1mo	$117,500	$96	59
4614 Deopham Green Dr	0.74mi	3/1.5	1,300 (+4%)	3mo	$232,500	$179	56
4234 Burkey Rd	0.64mi	4/1.0 (+1)	1,224 (-2%)	6mo	$66,000	$54	54
4345 Pembrook Rd	0.44mi	3/2.0	1,080 (-14%)	4mo	$118,500	$110	51
4700 Woodridge Dr	0.66mi	3/2.0	1,408 (+12%)	1mo	$210,000	$149	46
2521 Bainbridge Ave	0.66mi	3/1.5	1,400 (+12%)	6mo	$160,000	$114	45
2414 Ardenwood Pl	0.56mi	3/1.5	1,428 (+14%)	7mo	$226,000	$158	45

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-36,161
• Equity at exit: $28,315

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-38,490
• Equity at exit: $16,419

Cash invested: $53,172 (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: 79
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$996
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-84

Break-even live

Break-even rent $1,569

Max offer price $175,017

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-30	+0% $-84	+5% $-138	+10% $-192
Rent	-10% $-200	-5% $-142	+0% $-84	+5% $-27	+10% $31
Rate	-1.0pp $11	-0.5pp $-36	base $-84	+0.5pp $-133	+1.0pp $-184

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 S Raccoon Rd Youngstown, OH	3.0	1.0–1.5	1141	$1,135	$0.99	15d	1	0.28mi
3968 Staatz Dr Youngstown, OH	3.0	1.5	1112	$1,650	$1.48	45d	1	0.46mi
2433 Bainbridge Ave Youngstown, OH	3.0	1.0	1640	$1,500	$0.91	23d	1	0.58mi
2529 Bainbridge Ave Youngstown, OH	3.0	2.0	1692	$1,500	$0.89	45d	1	0.68mi
4494 Burkey Rd Youngstown, OH	3.0	1.5	1596	$1,700	$1.07	45d	1	0.86mi
2239 Woodland Trce Youngstown, OH	3.0	1.0	1084	$1,850	$1.71	45d	1	0.96mi
4661 New Hampshire Ct Austintown, OH	3.0	1.0–1.5	795	$1,325	$1.67	15d	1	0.98mi
4815 Westchester Dr Unit 4896-05 Austintown, OH	2.0	1.5	1200	$1,025	$0.85	15d	1	1.33mi

Listing history 20 events

1. 2026-06-21
   days on market $189,900 Active 45 DOM
2. 2026-06-19
   days on market $189,900 Active 43 DOM
3. 2026-06-18
   days on market $189,900 Active 42 DOM
4. 2026-06-17
   days on market $189,900 Active 41 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   days on market $189,900 Active 40 DOM
7. 2026-06-15
   days on market $189,900 Active 39 DOM
8. 2026-06-14
   days on market $189,900 Active 37 DOM
9. 2026-06-13
   days on market $189,900 Active 36 DOM
10. 2026-06-10
    days on market $189,900 Active 34 DOM
11. 2026-06-09
    days on market $189,900 Active 33 DOM
12. 2026-06-08
    days on market $189,900 Active 32 DOM
13. 2026-06-07
    days on market $189,900 Active 31 DOM
14. 2026-06-03
    days on market $189,900 Active 27 DOM
15. 2026-06-02
    days on market $189,900 Active 26 DOM
16. 2026-06-01
    days on market $189,900 Active 25 DOM
17. 2026-05-31
    days on market $189,900 Active 24 DOM
18. 2026-05-30
    days on market $189,900 Active 23 DOM
19. 2026-05-07
    listed $199,000 Active 941-char remark
20. 2015-06-19
    soldstatus $68,500

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $2,466 · $206/mo
• Expected delta: +$496/yr (+$41/mo · 25.2%)

ⓘ 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 ≥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: $17,543
• − Mortgage interest: −$10,637
• − Property taxes: −$1,970
• − Insurance: −$950
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$5,524
• Taxable loss: −$4,345
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $32/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: Austintown Local Schools
• NCES district ID: 3904829
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $45,129
• Composite: 50.99/100
• National rank: #1778
• State rank: #290 of 656 in OH

Livability — Austintown

• Score: 73/100
• State rank: #322
• US rank: #5290

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austintown, OH
• County: Mahoning County · 84,956 people
• City population: 27,740
• 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

+177.2% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $189,900 MLSNOW
• 2026-05-07 Listed $199,000 MLSNOW
• 2015-06-19 Sold (Public Records) $68,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,970 · +4.6% YoY. Source: county tax records.