52 N Portland Ave · Youngstown, OH 44509

$65,000

3 bd · 2.0 ba · 1,437 sqft · SingleFamily public records · 38 Days on market

Built 1916 Est $82k · 21% under

---

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

Hey we have three bedrooms, one and a half baths Nice basement Not attached garage Fenced in rear yard Enclosed porch Willing to finance 50% of sale price with 50% down payment

Key facts

• Fenced in rear yard
• Enclosed porch
• Built 1916

Tags

• FENCED IN REAR YARD
• ENCLOSED PORCH

Property features AI

Finance

• Other: Living area approximately 1,437 square feet

Exterior

• Home design: Built in 1916
• Construction: Original construction completed in 1916
• Exterior features: Located in the Belle Vista subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 64 active listings in the ZIP; 6 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).
• This rent runs 34% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $37k; list at $65k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.31%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $81,909
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Glacier Ave	0.40mi	3/2.0	1,454 (+1%)	1mo	$108,000	$74	79
115 N Richview Ave	0.32mi	3/2.0	1,499 (+4%)	1mo	$96,000	$64	77
125 N Belle Vis	0.12mi	4/1.0 (+1)	1,368 (-5%)	3mo	$49,000	$36	75
219 N Maryland Ave	0.19mi	3/1.0	1,533 (+7%)	2mo	$105,000	$68	74
130 N Portland Ave	0.05mi	3/1.0	1,285 (-11%)	3mo	$90,000	$70	74
234 S Portland Ave	0.43mi	3/1.5	1,404 (-2%)	7mo	$79,500	$57	68
77 Fernwood Ave	0.18mi	3/2.0	1,255 (-13%)	6mo	$50,000	$40	65
27 Manchester Ave	0.51mi	3/1.5	1,324 (-8%)	8mo	$124,500	$94	55
1509 Mahoning Ave	0.46mi	4/2.0 (+1)	1,586 (+10%)	2mo	$23,000	$15	55
466 N Hazelwood Ave	0.71mi	3/1.0	1,287 (-10%)	0mo	$48,000	$37	45
40 Manchester Ave	0.54mi	3/1.0	1,250 (-13%)	7mo	$63,850	$51	44
43 N Schenley Ave	0.69mi	4/1.0 (+1)	1,312 (-9%)	2mo	$73,000	$56	43

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $14,875
• Equity at exit: $9,692

10-year hold

• IRR: 28.3%
• Equity multiple: 3.51×
• Total profit: $45,645
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$341
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $399

Break-even live

Break-even rent $519

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	21d	1	0.49mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	21d	1	0.62mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.17mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	1.17mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	13d	1	1.20mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	1.31mi

Listing history 37 events

1. 2026-06-19
   days on market $65,000 Active 38 DOM
2. 2026-06-18
   days on market $65,000 Active 37 DOM
3. 2026-06-17
   days on market $65,000 Active 36 DOM
4. 2026-06-16
   days on market $65,000 Active 35 DOM
5. 2026-06-15
   days on market $65,000 Active 34 DOM
6. 2026-06-14
   days on market $65,000 Active 32 DOM
7. 2026-06-13
   days on market $65,000 Active 31 DOM
8. 2026-06-10
   days on market $65,000 Active 29 DOM
9. 2026-06-09
   days on market $65,000 Active 28 DOM
10. 2026-06-08
    days on market $65,000 Active 27 DOM
11. 2026-06-07
    days on market $65,000 Active 26 DOM
12. 2026-06-03
    days on market $65,000 Active 22 DOM
13. 2026-06-02
    days on market $65,000 Active 21 DOM
14. 2026-06-01
    days on market $65,000 Active 20 DOM
15. 2026-05-31
    days on market $65,000 Active 19 DOM
16. 2026-05-30
    days on market $65,000 Active 18 DOM
17. 2026-05-12
    listed $65,000 Active
18. 2024-01-10
    soldstatus $37,000
19. 2023-12-07
    historical
20. 2023-11-23
    status Active
21. 2023-10-20
    status Pending
22. 2023-09-26
    status Active
23. 2023-07-18
    status Pending
24. 2023-06-13
    status Active
25. 2023-06-11
    status Pending
26. 2023-06-07
    listed $42,500 Active
27. 2023-02-28
    historical
28. 2023-01-02
    status Active
29. 2022-12-22
    historical Contingent
30. 2022-10-14
    price $45,000
31. 2022-09-07
    listed $50,000 Active
32. 2007-10-31
    soldstatus $4,500
33. 2007-10-25
    soldstatus $4,500
34. 2007-06-18
    listed $7,900
35. 2007-05-01
    soldstatus $24,000
36. 2000-12-19
    soldstatus $36,500
37. 2000-10-06
    listed $35,000

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$256/yr (+$21/mo · 50.8%)

ⓘ 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: $12,287
• − Mortgage interest: −$3,641
• − Property taxes: −$503
• − Insurance: −$325
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$1,891
• Taxable income: $3,962
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $3,838/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

+85.7% since first listed

21 events — show timeline

• 2026-05-12 Listed $65,000 FSBO.com
• 2024-01-10 Sold (Public Records) $37,000 Public Records
• 2023-12-07 Listing Removed — MLSNOW
• 2023-11-23 Relisted — MLSNOW
• 2023-10-20 Pending — MLSNOW
• 2023-09-26 Relisted — MLSNOW
• 2023-07-18 Pending — MLSNOW
• 2023-06-13 Relisted — MLSNOW
• 2023-06-11 Pending — MLSNOW
• 2023-06-07 Listed $42,500 MLSNOW
• 2023-02-28 Listing Removed — MLSNOW
• 2023-01-02 Relisted — MLSNOW
• 2022-12-22 Contingent — MLSNOW
• 2022-10-14 Price Changed $45,000 MLSNOW
• 2022-09-07 Listed $50,000 MLSNOW
• 2007-10-31 Sold (Public Records) $4,500 Public Records
• 2007-10-25 Sold (MLS) $4,500 MLSNOW
• 2007-06-18 Listed $7,900 MLSNOW
• 2007-05-01 Sold (Public Records) $24,000 Public Records
• 2000-12-19 Sold (Public Records) $36,500 Public Records
• 2000-10-06 Listed $35,000 MLSNOW

Property tax history

-2.1%/yr

Latest (2025): $503 · -14.1% YoY. Source: county tax records.