819 Lyden Ave · Youngstown, OH 44505

$64,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 84 Days on market

Built 1911 4,878 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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 MLS

Attention, cash investors! We're excited to present an exceptional investment prospect exclusively for cash purchasers. This promising property comes with 2 bedrooms and a full bath, offering immense potential for a profitable investment. The property will be sold in its current condition, requiring buyers to perform their due diligence and a detailed inspection of the property before finalizing the purchase. Kindly note that no warranties or guarantees are offered with this property. Ideal for those who want to take a direct and hands-on approach, this property opens up numerous investment possibilities. Don't let this unique investment chance slip through your fingers! Take immediate action and capitalize on this extraordinary opportunity!

Key facts

• Installed furnace
• Updated electric
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• REMODELED FULL BATH
• INSTALLED FURNACE
• UPDATED ELECTRIC
• REDID PLUMBING
• PEACEFUL TREE LINED STREET

Property features AI

Finance

• Financial info: Annual tax amount reported (latest available)

Exterior

• Parking: Driveway, paved; no garage
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Asphalt/fiberglass roof
• Construction: Aluminum and vinyl siding; Block foundation; Built/finished area above grade approximately 1,056 (assessor)
• Exterior features: Shed(s) on the property; Lot comprised of 4 lots

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Basement with concrete construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $18k; list at $65k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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: 1.39% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.51%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $33,792
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Colby Ave	0.06mi	2/1.0	1,008 (-4%)	9mo	$20,000	$20	82
922 Dean	0.18mi	2/1.0	1,088 (+3%)	23mo	$35,000	$32	68
1148 Miami Ave	0.39mi	3/1.5 (+1)	1,017 (-4%)	11mo	$100,000	$98	59

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $10,208
• Equity at exit: $9,677

10-year hold

• IRR: 22.8%
• Equity multiple: 2.95×
• Total profit: $35,507
• Equity at exit: $5,611

Cash invested: $18,172 (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 44505

• Home prices YoY: -14.5%
• Active inventory: 80
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$18 /mo · $220/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $326

Break-even live

Break-even rent $488

Max offer price $64,900

Occupancy floor 59%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Cassius Ave Unit 1 Youngstown, OH	2.0	1.0	807	$750	$0.93	21d	1	0.97mi
3203 McGuffey Rd Youngstown, OH	2.0	1.0	705	$1,000	$1.42	13d	1	1.34mi
79 Lilburne Dr Youngstown, OH	3.0	1.0	988	$1,000	$1.01	13d	1	1.35mi

Listing history 22 events

1. 2026-06-19
   days on market $64,900 Active 84 DOM
2. 2026-06-18
   days on market $64,900 Active 83 DOM
3. 2026-06-17
   days on market $64,900 Active 82 DOM
4. 2026-06-16
   days on market $64,900 Active 81 DOM
5. 2026-06-15
   days on market $64,900 Active 80 DOM
6. 2026-06-14
   days on market $64,900 Active 78 DOM
7. 2026-06-13
   days on market $64,900 Active 77 DOM
8. 2026-06-10
   days on market $64,900 Active 75 DOM
9. 2026-06-09
   days on market $64,900 Active 74 DOM
10. 2026-06-08
    days on market $64,900 Active 73 DOM
11. 2026-06-07
    days on market $64,900 Active 72 DOM
12. 2026-06-03
    days on market $64,900 Active 68 DOM
13. 2026-06-02
    days on market $64,900 Active 67 DOM
14. 2026-06-01
    days on market $64,900 Active 66 DOM
15. 2026-05-31
    days on market $64,900 Active 65 DOM
16. 2026-05-30
    days on market $64,900 Active 64 DOM
17. 2026-03-27
    listed $64,900 Active
18. 2023-08-11
    soldstatus $18,000 Closed 751-char remark

    Show marketing remark (751 chars)

    Attention, cash investors! We're excited to present an exceptional investment prospect exclusively for cash purchasers. This promising property comes with 2 bedrooms and a full bath, offering immense potential for a profitable investment. The property will be sold in its current condition, requiring buyers to perform their due diligence and a detailed inspection of the property before finalizing the purchase. Kindly note that no warranties or guarantees are offered with this property. Ideal for those who want to take a direct and hands-on approach, this property opens up numerous investment possibilities. Don't let this unique investment chance slip through your fingers! Take immediate action and capitalize on this extraordinary opportunity!

19. 2023-08-03
    status Pending 751-char remark

    Show marketing remark (751 chars)

    Attention, cash investors! We're excited to present an exceptional investment prospect exclusively for cash purchasers. This promising property comes with 2 bedrooms and a full bath, offering immense potential for a profitable investment. The property will be sold in its current condition, requiring buyers to perform their due diligence and a detailed inspection of the property before finalizing the purchase. Kindly note that no warranties or guarantees are offered with this property. Ideal for those who want to take a direct and hands-on approach, this property opens up numerous investment possibilities. Don't let this unique investment chance slip through your fingers! Take immediate action and capitalize on this extraordinary opportunity!

20. 2023-07-31
    price $16,900 751-char remark

    Show marketing remark (751 chars)

    Attention, cash investors! We're excited to present an exceptional investment prospect exclusively for cash purchasers. This promising property comes with 2 bedrooms and a full bath, offering immense potential for a profitable investment. The property will be sold in its current condition, requiring buyers to perform their due diligence and a detailed inspection of the property before finalizing the purchase. Kindly note that no warranties or guarantees are offered with this property. Ideal for those who want to take a direct and hands-on approach, this property opens up numerous investment possibilities. Don't let this unique investment chance slip through your fingers! Take immediate action and capitalize on this extraordinary opportunity!

21. 2023-07-27
    listed $24,900 Active 751-char remark

    Show marketing remark (751 chars)

    Attention, cash investors! We're excited to present an exceptional investment prospect exclusively for cash purchasers. This promising property comes with 2 bedrooms and a full bath, offering immense potential for a profitable investment. The property will be sold in its current condition, requiring buyers to perform their due diligence and a detailed inspection of the property before finalizing the purchase. Kindly note that no warranties or guarantees are offered with this property. Ideal for those who want to take a direct and hands-on approach, this property opens up numerous investment possibilities. Don't let this unique investment chance slip through your fingers! Take immediate action and capitalize on this extraordinary opportunity!

22. 2023-07-22
    listed $15,000 Active

ⓘ 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: $220 · $18/mo
• Projected year-2 tax: $616 · $51/mo
• Expected delta: +$396/yr (+$33/mo · 179.9%)

ⓘ 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 2/10 Low 5 d/yr ≥96°F today · 13 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: $10,808
• − Mortgage interest: −$3,635
• − Property taxes: −$220
• − Insurance: −$324
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$1,888
• Taxable income: $3,011
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,187/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): 16,449
• Household income: $36,480
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 10.8

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 0.68)
• Race & ethnicity: Black 42% White 37% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Romanian 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 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: ▼ -32.64%
• Current HPI: 192.3375
• 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

+332.7% since first listed

6 events — show timeline

• 2026-03-27 Listed $64,900 MLSNOW
• 2023-08-11 Sold (MLS) $18,000 MLSNOW
• 2023-08-03 Pending — MLSNOW
• 2023-07-31 Price Changed $16,900 MLSNOW
• 2023-07-27 Listed $24,900 MLSNOW
• 2023-07-22 Listed $15,000 MLSNOW

Property tax history

+53.3%/yr

Latest (2025): $220 · -11.7% YoY. Source: county tax records.