224 Breaden St · Youngstown, OH 44502

$30,000

4 bd · 1.0 ba · 1,629 sqft · SingleFamily public records · 24 Days on market

Built 1912

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Get it before it’s gone—literally. This property is currently on the City of Youngstown’s demolition list and offers an opportunity for a bold buyer ready to take on a true renovation challenge. Are you up for the challenge? This 2 story home has a full basement and a walk up attic. Buyer is responsible for removing all contents AND responsible for verifying demolition status with the City of Youngstown. Property is being sold to settle an estate. Seller has no knowledge of the home and makes no representations. It is being sold AS-IS with no utilities on site. Bring a flashlight for showings.

Key facts

• Built 1912
• Listed 23 days

Property features AI

Exterior

• Home design: Built in 1912
• Construction: Existing living area approximately 1629
• Exterior features: Located in the Oak Hill subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.1% 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; 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).
• At $1,200/mo this rent would consume 46% 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 $740 of equity ($207 loan paydown + $533 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $10k; list at $30k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.00% ✓
• Cap rate: 37.11%
• Cash-on-cash: 110.05%
• DSCR: 5.90
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $96,111
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 W Chalmers Ave	0.35mi	4/1.0	1,614 (-1%)	10mo	$25,000	$15	74
515 Carroll St	0.33mi	4/1.0	1,524 (-6%)	10mo	$20,000	$13	66
330 Garfield St	0.12mi	3/1.5 (-1)	1,436 (-12%)	4mo	$86,000	$60	64
520 Kenmore Ave	0.40mi	4/1.5	1,440 (-12%)	3mo	$66,000	$46	58
196 W Delason Ave	0.48mi	4/1.5	1,440 (-12%)	4mo	$89,000	$62	53
328 W Delason Ave	0.47mi	3/1.5 (-1)	1,544 (-5%)	18mo	$30,000	$19	48
1008 Cliff View St	0.68mi	3/2.0 (-1)	1,474 (-10%)	4mo	$170,000	$115	40
611 Cohasset Dr	0.75mi	3/1.0 (-1)	1,430 (-12%)	1mo	$16,001	$11	39
138 Regent St	0.53mi	3/1.5 (-1)	1,404 (-14%)	9mo	$70,000	$50	38
1024 Bernard St	0.69mi	3/2.0 (-1)	1,560 (-4%)	18mo	$190,000	$122	37
52 W Warren Ave	0.61mi	3/2.0 (-1)	1,444 (-11%)	9mo	$85,000	$59	36
1032 Bernard St	0.69mi	3/2.0 (-1)	1,560 (-4%)	19mo	$200,000	$128	36

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: —
• Equity multiple: 7.05×
• Total profit: $50,781
• Equity at exit: $11,472

10-year hold

• IRR: —
• Equity multiple: 14.63×
• Total profit: $114,501
• Equity at exit: $16,247

Cash invested: $8,400 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$157
• Tax from tax record: −$8 /mo · $91/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $770

Break-even live

Break-even rent $225

Max offer price $30,000

Occupancy floor 31%

Sensitivity live

Price	-10% $787	-5% $779	+0% $770	+5% $762	+10% $753
Rent	-10% $676	-5% $723	+0% $770	+5% $818	+10% $865
Rate	-1.0pp $785	-0.5pp $778	base $770	+0.5pp $763	+1.0pp $755

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	0.39mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	0.43mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	0.44mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	21d	1	1.17mi
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$760	$0.50	14d	10	1.25mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	21d	1	1.25mi

Listing history 20 events

1. 2026-06-19
   days on market $30,000 Active 24 DOM
2. 2026-06-18
   days on market $30,000 Active 23 DOM
3. 2026-06-17
   days on market $30,000 Active 22 DOM
4. 2026-06-16
   days on market $30,000 Active 21 DOM
5. 2026-06-15
   days on market $30,000 Active 20 DOM
6. 2026-06-14
   days on market $30,000 Active 18 DOM
7. 2026-06-13
   days on market $30,000 Active 17 DOM
8. 2026-06-10
   days on market $30,000 Active 15 DOM
9. 2026-06-09
   days on market $30,000 Active 14 DOM
10. 2026-06-08
    days on market $30,000 Active 13 DOM
11. 2026-06-07
    days on market $30,000 Active 12 DOM
12. 2026-06-03
    days on market $30,000 Active 8 DOM
13. 2026-06-02
    days on market $30,000 Active 7 DOM
14. 2026-06-01
    days on market $30,000 Active 6 DOM
15. 2026-05-31
    days on market $30,000 Active 5 DOM
16. 2026-05-30
    days on market $30,000 Active 4 DOM
17. 2026-05-27
    listed $30,000 Active
18. 2026-02-02
    soldstatus $10,000 Closed 618-char remark

    Show marketing remark (618 chars)

    Get it before it’s gone—literally. This property is currently on the City of Youngstown’s demolition list and offers an opportunity for a bold buyer ready to take on a true renovation challenge. Are you up for the challenge? This 2 story home has a full basement and a walk up attic. Buyer is responsible for removing all contents AND responsible for verifying demolition status with the City of Youngstown. Property is being sold to settle an estate. Seller has no knowledge of the home and makes no representations. It is being sold AS-IS with no utilities on site. Bring a flashlight for showings.

19. 2026-01-16
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Get it before it’s gone—literally. This property is currently on the City of Youngstown’s demolition list and offers an opportunity for a bold buyer ready to take on a true renovation challenge. Are you up for the challenge? This 2 story home has a full basement and a walk up attic. Buyer is responsible for removing all contents AND responsible for verifying demolition status with the City of Youngstown. Property is being sold to settle an estate. Seller has no knowledge of the home and makes no representations. It is being sold AS-IS with no utilities on site. Bring a flashlight for showings.

20. 2025-12-25
    listed $10,000 Active 618-char remark

    Show marketing remark (618 chars)

    Get it before it’s gone—literally. This property is currently on the City of Youngstown’s demolition list and offers an opportunity for a bold buyer ready to take on a true renovation challenge. Are you up for the challenge? This 2 story home has a full basement and a walk up attic. Buyer is responsible for removing all contents AND responsible for verifying demolition status with the City of Youngstown. Property is being sold to settle an estate. Seller has no knowledge of the home and makes no representations. It is being sold AS-IS with no utilities on site. Bring a flashlight for showings.

ⓘ 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: $91 · $8/mo
• Projected year-2 tax: $280 · $23/mo
• Expected delta: +$188/yr (+$16/mo · 207.1%)

ⓘ 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: $14,396
• − Mortgage interest: −$1,680
• − Property taxes: −$91
• − Insurance: −$150
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$873
• Taxable income: $9,299
• Est. tax owed @ 24.0%: −$2,232
• After-tax cash flow: $7,012/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

+200.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $30,000 FSBO.com
• 2026-02-02 Sold (MLS) $10,000 MLSNOW
• 2026-01-16 Pending — MLSNOW
• 2025-12-25 Listed $10,000 MLSNOW

Property tax history

+41.5%/yr

Latest (2025): $91 · -11.6% YoY. Source: county tax records.