2003 E Midlothian Blvd · Youngstown, OH 44502

$97,900

2 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 112 Days on market

Built 1917 7,884 sqft lot Est $134k · 27% 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

$10,000 available to qualified buyers! Why rent when you can own in the Brownlee Woods area? Estimated monthly payment of approximately $875 with $0-$3500 down. VA and FHA financing available. This charming 2 story home offers numerous updates, including a new roof, new driveway, and freshly painted interior and exterior. The spacious floorplan features 3 bedrooms, one of which is on the first floor. It features a brand-new white kitchen with granite counters, subway tile backsplash, new stainless sink and faucet, and beautiful luxury vinyl flooring. Kitchen includes a gas stove, refrigerator, microwave, and dishwasher. It opens up to a bonus sunroom/kitchen eating area large enough for fa

Key facts

• Granite counters
• Brownlee woods area
• New roof

Tags

• BROWNLEE WOODS AREA
• NEW ROOF
• FRESHLY PAINTED INTERIOR
• FRESHLY PAINTED EXTERIOR
• BRAND NEW WHITE KITCHEN
• GRANITE COUNTERS

Property features AI

Exterior

• Parking: Detached 2-car garage; Asphalt driveway; Garage faces front
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Aluminum siding; Block foundation
• Construction: Built according to public records; Asphalt/fiberglass roof
• Exterior features: Front porch; Lot approximately 0.181 acres; North-facing

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating
• Interior features: Eat-in kitchen; Granite counters; Full basement with concrete construction
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 45 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,232/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($677 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 7152% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $98k implies a 879% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,089 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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: 1.26% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $134,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 Weston Ave	0.18mi	3/1.0 (+1)	1,227 (+0%)	1mo	$89,000	$73	85
1633 Everett Ave	0.33mi	3/1.0 (+1)	1,202 (-2%)	5mo	$125,000	$104	73
417 9th St	0.42mi	3/1.0 (+1)	1,260 (+3%)	1mo	$93,000	$74	69
1562 Medford Ave	0.47mi	3/1.0 (+1)	1,170 (-4%)	3mo	$129,156	$110	64
2743 Mount Vernon Ave	0.65mi	3/1.0 (+1)	1,248 (+2%)	4mo	$65,000	$52	58
537 7th St	0.66mi	3/1.0 (+1)	1,280 (+5%)	3mo	$153,500	$120	54
2002 Bancroft Ave	0.36mi	3/2.0 (+1)	1,080 (-12%)	4mo	$131,500	$122	51
457 Sexton St	0.68mi	2/1.0	1,100 (-10%)	2mo	$127,500	$116	50
612 Maplewood Ave	0.46mi	3/1.0 (+1)	1,056 (-14%)	3mo	$135,000	$128	49
4528 Sheridan Rd	0.48mi	3/2.0 (+1)	1,358 (+11%)	6mo	$139,500	$103	45
3551 Shirley Rd	0.62mi	3/2.0 (+1)	1,341 (+10%)	2mo	$142,000	$106	44
2021 Country Club Ave	0.74mi	3/1.5 (+1)	1,082 (-12%)	6mo	$171,000	$158	34

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: 21.4%
• Equity multiple: 2.14×
• Total profit: $31,193
• Equity at exit: $37,437

10-year hold

• IRR: 23.5%
• Equity multiple: 4.03×
• Total profit: $83,169
• Equity at exit: $53,019

Cash invested: $27,412 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$513
• Tax from tax record: −$17 /mo · $199/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $402

Break-even live

Break-even rent $722

Max offer price $97,900

Occupancy floor 62%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	43d	1	0.16mi
2002 Brownlee Ave Youngstown, OH	1.0	1.0	820	$875	$1.07	43d	1	0.20mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	43d	1	0.26mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	0.39mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	13d	1	0.47mi
834 E Midlothian Blvd Youngstown, OH	1.0	1.0	708	$750	$1.06	13d	1	1.19mi
2063 Wolosyn Cir Unit 1 Poland, OH	1.0	1.5	705	$800	$1.13	20d	1	1.31mi

Listing history 25 events

1. 2026-06-19
   days on market $97,900 Active 112 DOM
2. 2026-06-18
   days on market $97,900 Active 111 DOM
3. 2026-06-17
   status $97,900 Active 110 DOM
4. 2026-06-13
   statusdays on market $97,900 Pending 110 DOM
5. 2026-06-10
   days on market $97,900 Active 109 DOM
6. 2026-06-09
   days on market $97,900 Active 108 DOM
7. 2026-06-08
   days on market $97,900 Active 107 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   pricedays on market $97,900 Active 106 DOM
10. 2026-06-03
    days on market $99,900 Active 102 DOM
11. 2026-06-02
    days on market $99,900 Active 101 DOM
12. 2026-06-01
    days on market $99,900 Active 100 DOM
13. 2026-05-31
    days on market $99,900 Active 99 DOM
14. 2026-05-30
    days on market $99,900 Active 98 DOM
15. 2026-05-19
    status Active
16. 2026-04-03
    status Pending
17. 2026-03-24
    listed $1,350
18. 2026-03-05
    historical $1,350
19. 2026-03-01
    price $99,900
20. 2026-03-01
    listed $1,350
21. 2026-02-28
    historical $1,350
22. 2026-02-22
    listed $1,350
23. 2026-02-10
    price $109,900
24. 2026-01-05
    listed $129,900 Active
25. 1990-03-30
    soldstatus $10,000

ⓘ 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: $199 · $17/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$664/yr (+$55/mo · 334.0%)

ⓘ 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: $14,784
• − Mortgage interest: −$5,484
• − Property taxes: −$199
• − Insurance: −$490
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,848
• Taxable income: $3,398
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $4,014/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

-86.5% since first listed

11 events — show timeline

• 2026-05-19 Relisted — MLSNOW
• 2026-04-03 Pending — MLSNOW
• 2026-03-24 Listed for Rent $1,350 BUILDIUM
• 2026-03-05 Rental Removed $1,350 BUILDIUM
• 2026-03-01 Price Changed $99,900 MLSNOW
• 2026-03-01 Listed for Rent $1,350 BUILDIUM
• 2026-02-28 Rental Removed $1,350 TURBOTENANT
• 2026-02-22 Listed for Rent $1,350 TURBOTENANT
• 2026-02-10 Price Changed $109,900 MLSNOW
• 2026-01-05 Listed $129,900 MLSNOW
• 1990-03-30 Sold (Public Records) $10,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $199 · -17.8% YoY. Source: county tax records.