2025 Pointview Ave · Youngstown, OH 44502

$89,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 3 Days on market

Built 1923 6,011 sqft lot Est $132k · 32% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Large three bedroom, 2 story, large living room, kitchen and breakfast nook, three bedrooms up and full bath. Nice front porch, detached garage. Large city​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ lot.

Key facts

• 6,011 sq ft lot
• Garage
• Built 1923

Property features AI

Exterior

• Parking: Detached paved garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story vinyl-sided home; Above-grade finished area approximately 1,848
• Construction: Built according to assessor records; Asphalt/fiberglass roof; Vinyl siding
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedrooms located on second and third floors
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement; 7 total rooms
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.9% 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 14d 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 $1,504/mo this rent would consume 58% 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 ($622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $90k implies a 631% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1923 — 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: 1.67% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.69%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $131,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 Pointview Ave	0.03mi	3/1.0	1,232 (-4%)	5mo	$34,000	$28	88
1925 Weston Ave	0.31mi	3/1.0	1,227 (-4%)	1mo	$89,000	$73	78
417 9th St	0.41mi	3/1.0	1,260 (-2%)	2mo	$93,000	$74	77
1709 S Heights Ave	0.29mi	3/2.0	1,216 (-5%)	7mo	$66,000	$54	69
1633 Everett Ave	0.41mi	3/1.0	1,202 (-6%)	5mo	$125,000	$104	66
537 7th St	0.69mi	3/1.0	1,280 (0%)	3mo	$153,500	$120	66
2743 Mount Vernon Ave	0.61mi	3/1.0	1,248 (-2%)	4mo	$65,000	$52	64
1646 Everett Ave	0.37mi	4/1.0 (+1)	1,152 (-10%)	3mo	$100,000	$87	58
3551 Shirley Rd	0.62mi	3/2.0	1,341 (+5%)	2mo	$142,000	$106	57
1562 Medford Ave	0.57mi	3/1.0	1,170 (-9%)	3mo	$129,156	$110	57
1646 Weston Ave	0.40mi	4/1.0 (+1)	1,388 (+8%)	8mo	$154,000	$111	55
4528 Sheridan Rd	0.62mi	3/2.0	1,358 (+6%)	6mo	$139,500	$103	52

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: 34.4%
• Equity multiple: 2.83×
• Total profit: $46,127
• Equity at exit: $34,377

10-year hold

• IRR: 35.8%
• Equity multiple: 5.54×
• Total profit: $114,159
• Equity at exit: $48,686

Cash invested: $25,172 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$471
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $644

Break-even live

Break-even rent $689

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $695	-5% $669	+0% $644	+5% $618	+10% $593
Rent	-10% $525	-5% $584	+0% $644	+5% $703	+10% $763
Rate	-1.0pp $689	-0.5pp $667	base $644	+0.5pp $621	+1.0pp $597

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: $22,475
• Closing costs: $2,697
• 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	44d	1	0.11mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	0.20mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	14d	1	0.38mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	0.51mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	14d	1	0.72mi
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	14d	1	1.30mi
1750 Nova Ln Youngstown, OH	3.0	2.0	1538	$1,700	$1.11	14d	1	1.39mi

Listing history 17 events

1. 2026-06-19
   days on market $89,900 Active 3 DOM
2. 2026-06-18
   days on market $89,900 Active 2 DOM
3. 2026-06-16
   statusdays on marketlisting id $89,900 Active 1 DOM
4. 2026-05-31
   days on market $89,900 Contingent 146 DOM
5. 2026-05-30
   days on market $89,900 Contingent 145 DOM
6. 2026-05-20
   historical Contingent
7. 2026-05-01
   price $89,900
8. 2026-04-10
   price $92,900
9. 2026-03-24
   status Active
10. 2026-03-13
    historical Contingent
11. 2026-03-03
    price $95,900
12. 2026-01-05
    listed $105,900 Active
13. 2014-09-25
    historical
14. 2014-05-15
    listed $39,900
15. 2012-06-11
    soldstatus $12,300 252-char remark

    Show marketing remark (252 chars)

    Large three bedroom, 2 story, large living room, kitchen and breakfast nook, three bedrooms up and full bath. Nice front porch, detached garage. Large city​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ lot.

16. 2012-04-24
    listed $12,000 252-char remark

    Show marketing remark (252 chars)

    Large three bedroom, 2 story, large living room, kitchen and breakfast nook, three bedrooms up and full bath. Nice front porch, detached garage. Large city​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ lot.

17. 2007-10-12
    soldstatus $68,000

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $914 · $76/mo
• Expected delta: +$489/yr (+$41/mo · 114.9%)

ⓘ 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 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: $18,048
• − Mortgage interest: −$5,036
• − Property taxes: −$425
• − Insurance: −$450
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$2,615
• Taxable income: $6,634
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $6,134/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

+32.2% since first listed

12 events — show timeline

• 2026-05-20 Contingent — MLSNOW
• 2026-05-01 Price Changed $89,900 MLSNOW
• 2026-04-10 Price Changed $92,900 MLSNOW
• 2026-03-24 Relisted — MLSNOW
• 2026-03-13 Contingent — MLSNOW
• 2026-03-03 Price Changed $95,900 MLSNOW
• 2026-01-05 Listed $105,900 MLSNOW
• 2014-09-25 Listing Removed — MLSNOW
• 2014-05-15 Listed $39,900 MLSNOW
• 2012-06-11 Sold (MLS) $12,300 MLSNOW
• 2012-04-24 Listed $12,000 MLSNOW
• 2007-10-12 Sold (Public Records) $68,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $425 · -11.8% YoY. Source: county tax records.