46 Matta Ave · Youngstown, OH 44509

$92,500

2 bd · 1.0 ba · 823 sqft · SingleFamily public records · 145 Days on market

Built 1921 5,532 sqft lot Est $111k · 17% under

---

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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled, Charming Cape Cod. As you pull up, you’ll notice the welcoming front porch, perfect for morning coffee or relaxing at the end of the day. Step inside to a bright and inviting living area with fresh paint, new flooring, and modern light fixtures that flow throughout the home. A formal dining area that opens to the completely remodeled kitchen - ready for your favorite meals, featuring brand-new cabinetry and countertop. The main floor hosts two comfortable bedrooms and a newly updated bathroom, while upstairs you’ll discover a spacious third area that can be used as a bedroom or home office. Every detail inside has been updated—from the windows to the

Key facts

• Front porch
• Remodeled kitchen
• Backyard

Tags

• FRONT PORCH
• REMODELED KITCHEN
• DETACHED GARAGE
• BACKYARD
• NEW ROOF
• QUICK ACCESS TO I-680

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (2.0% below list).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

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: 64 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k 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 145 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $92k implies a 2212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 0.98% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $111,105
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 S Dunlap Ave	0.33mi	2/1.5	848 (+3%)	2mo	$133,000	$157	76
25 S Osborn Ave	0.15mi	2/1.0	728 (-12%)	0mo	$55,000	$76	74
61 S Hartford Ave	0.43mi	2/2.0	858 (+4%)	8mo	$110,000	$128	62
28 Manchester Ave	0.36mi	3/1.0 (+1)	906 (+10%)	14mo	$64,000	$71	49
470 N Bon Air Ave	0.54mi	3/2.0 (+1)	852 (+4%)	14mo	$133,000	$156	48
427 Rhoda Ave	0.45mi	2/1.5	736 (-11%)	14mo	$85,000	$115	47
2424 Wilcox St	0.38mi	2/1.5	942 (+14%)	10mo	$122,000	$130	47
503 N Dunlap Ave	0.55mi	3/1.0 (+1)	925 (+12%)	2mo	$125,000	$135	47
2820 Burbank Ave	0.57mi	3/1.0 (+1)	892 (+8%)	10mo	$128,000	$143	46
449 N Glenellen Ave	0.51mi	3/1.0 (+1)	892 (+8%)	13mo	$125,000	$140	46
22 S Richview Ave	0.52mi	2/2.0	931 (+13%)	10mo	$77,000	$83	42
556 Moherman Ave	0.69mi	2/1.0	936 (+14%)	11mo	$138,000	$147	36

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-5,946
• Equity at exit: $13,792

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $6,392
• Equity at exit: $7,998

Cash invested: $25,900 (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 44509

• Home prices YoY: -9.3%
• Active inventory: 64
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $906 high
• Mortgage (P&I): −$485
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $142

Break-even live

Break-even rent $726

Max offer price $92,500

Occupancy floor 79%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3143 Mahoning Ave Youngstown, OH	2.0	1.0	700	$1,000	$1.43	21d	1	0.17mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	21d	1	0.31mi
2634 Austin Ave Youngstown, OH	2.0	1.0	784	$775	$0.99	43d	1	0.31mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	13d	1	0.97mi
1612 Mahoning Ave Unit 1612-02 Youngstown, OH	1.0	1.0	600	$750	$1.25	21d	1	1.10mi

Listing history 13 events

1. 2026-01-29
   status Pending
2. 2025-12-12
   price $92,500
3. 2025-11-04
   price $95,000
4. 2025-09-24
   price $100,000
5. 2025-09-06
   listed $110,000 Active
6. 2011-12-31
   historical
7. 2011-04-02
   listed $24,900
8. 2011-03-31
   historical
9. 2010-03-08
   listed $32,900
10. 2009-03-30
    soldstatus $4,000
11. 2009-03-12
    listed $7,900
12. 1998-11-16
    soldstatus $39,000
13. 1997-12-30
    soldstatus $15,000

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$422/yr (+$35/mo · 70.4%)

ⓘ 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 ≥98°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: $10,876
• − Mortgage interest: −$5,181
• − Property taxes: −$599
• − Insurance: −$462
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$2,691
• Taxable income: $201
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,661/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): 10,775
• Household income: $36,472
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 10.4

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 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 2% Subsaharan African 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -22.34%
• Current HPI: 217.0797
• 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

+516.7% since first listed

13 events — show timeline

• 2026-01-29 Pending — MLSNOW
• 2025-12-12 Price Changed $92,500 MLSNOW
• 2025-11-04 Price Changed $95,000 MLSNOW
• 2025-09-24 Price Changed $100,000 MLSNOW
• 2025-09-06 Listed $110,000 MLSNOW
• 2011-12-31 Listing Removed — MLSNOW
• 2011-04-02 Listed $24,900 MLSNOW
• 2011-03-31 Listing Removed — MLSNOW
• 2010-03-08 Listed $32,900 MLSNOW
• 2009-03-30 Sold (MLS) $4,000 MLSNOW
• 2009-03-12 Listed $7,900 MLSNOW
• 1998-11-16 Sold (Public Records) $39,000 Public Records
• 1997-12-30 Sold (Public Records) $15,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $599 · -53.2% YoY. Source: county tax records.