745 Lexington Ave · Youngstown, OH 44510

$150,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 43 Days on market

Built 2008 7,666 sqft lot $14/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• Schools +0.9/10.0

Listing remarks MLS

Homes at Arlington Hieghts. Very spacious three bedroom Ranch Home, 2 and a half baths, with a two car attached garage. Energy Star approved home with a 10 year warranty. This newly built home is Eligible for the Buy Into Youngstown Program. Call for your appointment today.

Key facts

• Hot water tank
• Vinyl flooring
• Garbage disposal

Tags

• HOT WATER TANK
• VINYL FLOORING
• SECURITY SYSTEM
• GARBAGE DISPOSAL
• SECURITY STORM DOORS

Property features AI

Finance

• HOA & community: Homeowners association: Arlington Heights Homeowners Association; HOA fee $42 quarterly

Exterior

• Parking: Attached garage with 2 spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Asbestos shingle roof; Vinyl siding
• Construction: Built per public records; Vinyl siding; Asbestos shingle roof
• Exterior features: Lot approximately 0.176 acres; Security system; Smoke detectors

Interior

• Kitchen: Range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (35.3% below list).
• Recommended offer: $97k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 7.0% in Youngstown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 6 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $970/mo this rent would consume 56% of the median local household income ($21k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $50k; list at $150k implies a 201% gain — meaningful room to come down on a strong offer.

Recommended offer $97,029 (35.3% 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 43 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.65% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $56,448
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 Clifton St	0.48mi	3/1.0	1,162 (-1%)	17mo	$55,000	$47	62
795 Norwood Ave	0.37mi	3/1.0	1,352 (+15%)	22mo	$65,000	$48	40
1028 Burlington St	0.72mi	3/1.0	1,010 (-14%)	7mo	$86,920	$86	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $72,103
• Equity at exit: $135,132

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $219,710
• Equity at exit: $291,417

Cash invested: $42,000 (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 44510

• Home prices YoY: 8.8%
• Active inventory: 6
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $970 high
• Mortgage (P&I): −$787
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$62
• HOA: −$14
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-150

Break-even live

Break-even rent $1,160

Max offer price $123,564

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-107	+0% $-150	+5% $-192	+10% $-235
Rent	-10% $-226	-5% $-188	+0% $-150	+5% $-111	+10% $-73
Rate	-1.0pp $-74	-0.5pp $-111	base $-150	+0.5pp $-189	+1.0pp $-228

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$699	$0.46	14d	10	0.76mi
465 Gypsy Ln Youngstown, OH	2.0	1.0–2.0	1060	$920	$0.87	14d	1	1.08mi
465 Gypsy Ln Youngstown, OH	2.0	2.0	1320	$1,120	$0.85	44d	1	1.15mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	22d	1	1.23mi
171 Upland Ave Unit 171 2nd floor Youngstown, OH	3.0	1.0	1100	$1,040	$0.95	14d	1	1.40mi
2525 Ohio Ave Unit 2 Youngstown, OH	2.0	1.0	1140	$850	$0.75	44d	1	1.40mi
178 Upland Ave Youngstown, OH	2.0	1.0	1000	$750	$0.75	44d	1	1.42mi
176 Upland Ave Unit 1 Youngstown, OH	4.0	2.0	1300	$1,225	$0.94	44d	1	1.42mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	1.47mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	1.48mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 20 events

1. 2026-06-19
   days on market $150,000 Active 43 DOM
2. 2026-06-18
   days on market $150,000 Active 42 DOM
3. 2026-06-17
   days on market $150,000 Active 41 DOM
4. 2026-06-16
   days on market $150,000 Active 40 DOM
5. 2026-06-15
   days on market $150,000 Active 39 DOM
6. 2026-06-14
   days on market $150,000 Active 37 DOM
7. 2026-06-13
   days on market $150,000 Active 36 DOM
8. 2026-06-10
   days on market $150,000 Active 34 DOM
9. 2026-06-09
   days on market $150,000 Active 33 DOM
10. 2026-06-08
    days on market $150,000 Active 32 DOM
11. 2026-06-07
    days on market $150,000 Active 31 DOM
12. 2026-06-03
    days on market $150,000 Active 27 DOM
13. 2026-06-02
    pricedays on market $150,000 Active 26 DOM
14. 2026-06-01
    days on market $155,000 Active 25 DOM
15. 2026-05-31
    days on market $155,000 Active 24 DOM
16. 2026-05-30
    days on market $155,000 Active 23 DOM
17. 2026-05-02
    listed $155,000 Active
18. 2010-03-23
    soldstatus $49,900 274-char remark

    Show marketing remark (274 chars)

    Homes at Arlington Hieghts. Very spacious three bedroom Ranch Home, 2 and a half baths, with a two car attached garage. Energy Star approved home with a 10 year warranty. This newly built home is Eligible for the Buy Into Youngstown Program. Call for your appointment today.

19. 2010-01-27
    historical 274-char remark

    Show marketing remark (274 chars)

    Homes at Arlington Hieghts. Very spacious three bedroom Ranch Home, 2 and a half baths, with a two car attached garage. Energy Star approved home with a 10 year warranty. This newly built home is Eligible for the Buy Into Youngstown Program. Call for your appointment today.

20. 2009-02-08
    listed $49,900 274-char remark

    Show marketing remark (274 chars)

    Homes at Arlington Hieghts. Very spacious three bedroom Ranch Home, 2 and a half baths, with a two car attached garage. Energy Star approved home with a 10 year warranty. This newly built home is Eligible for the Buy Into Youngstown Program. Call for your appointment today.

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,488 · $124/mo
• Expected delta: +$852/yr (+$71/mo · 133.7%)

ⓘ 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: $11,643
• − Mortgage interest: −$8,402
• − Property taxes: −$637
• − Insurance: −$750
• − Repairs & maintenance: −$931
• − Management: −$931
• − HOA: −$168
• − Depreciation: −$4,364
• Taxable loss: −$4,540
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $-706/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): 2,091
• Household income: $20,706
• Rent vs Own: 65.1% rent · 34.9% own
• Severe rent burden: 8.2

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% Two or more races 8% Hispanic / Latino 7% White 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 18.99%
• Current HPI: 234.6941
• 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

+210.6% since first listed

4 events — show timeline

• 2026-05-02 Listed $155,000 MLSNOW
• 2010-03-23 Sold (MLS) $49,900 MLSNOW
• 2010-01-27 Listing Removed — MLSNOW
• 2009-02-08 Listed $49,900 MLSNOW

Property tax history

+33.3%/yr

Latest (2025): $637 · -47.1% YoY. Source: county tax records.