880 E Boston Ave · Youngstown, OH 44502

$90,000

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 26 Days on market

Built 1927 Est $119k · 24% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

fantastic opportunity, great home for your rental portfolio, over 1300 square foot, 3 bedrooms, 2 car garage, shed and full basement, this is a must see must buy! This is a Fannie Mae Homepath Property

Key facts

• Built 1927
• Listed 26 days

Property features AI

Exterior

• Home design: Built in 1927
• Construction: Living area approximately 1,318
• Exterior features: Located in the Lansingville neighborhood

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 $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 47 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,234/mo this rent would consume 48% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y 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 $15k; list at $90k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.37% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $118,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Aberdeen Ave	0.27mi	3/2.0	1,316 (-0%)	1mo	$177,000	$134	82
1208 Aberdeen Ave	0.26mi	3/2.0	1,316 (-0%)	2mo	$175,000	$133	82
827 E Avondale Ave	0.13mi	3/1.0	1,224 (-7%)	5mo	$64,000	$52	78
708 Miller St	0.44mi	3/1.0	1,304 (-1%)	1mo	$55,000	$42	77
1122 Inverness Ave	0.35mi	3/2.0	1,309 (-1%)	4mo	$126,900	$97	76
582 Roxbury Ave	0.48mi	3/1.0	1,256 (-5%)	1mo	$112,900	$90	69
609 E Dewey Ave	0.62mi	3/1.0	1,278 (-3%)	1mo	$34,000	$27	66
3551 Shirley Rd	0.55mi	3/2.0	1,341 (+2%)	2mo	$142,000	$106	66
544 Miller St	0.51mi	3/1.5	1,170 (-11%)	3mo	$47,000	$40	53
3005 Rush Blvd	0.63mi	3/1.0	1,160 (-12%)	2mo	$26,000	$22	49
884 E Dewey Ave	0.53mi	3/2.0	1,488 (+13%)	5mo	$39,000	$26	46
359 Potomac Ave	0.71mi	4/1.0 (+1)	1,180 (-10%)	1mo	$122,500	$104	44

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: 24.3%
• Equity multiple: 2.29×
• Total profit: $32,603
• Equity at exit: $34,416

10-year hold

• IRR: 26.3%
• Equity multiple: 4.37×
• Total profit: $84,969
• Equity at exit: $48,740

Cash invested: $25,200 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 47
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$472
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $431

Break-even live

Break-even rent $688

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $482	-5% $457	+0% $431	+5% $406	+10% $381
Rent	-10% $334	-5% $383	+0% $431	+5% $480	+10% $529
Rate	-1.0pp $477	-0.5pp $454	base $431	+0.5pp $408	+1.0pp $384

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	22d	1	0.45mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	14d	1	0.73mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	22d	1	0.76mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	22d	1	0.83mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	45d	1	0.92mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	45d	1	1.02mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	14d	1	1.44mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	14d	1	1.46mi

Listing history 32 events

1. 2026-06-21
   days on market $90,000 Active 26 DOM
2. 2026-06-19
   days on market $90,000 Active 24 DOM
3. 2026-06-18
   days on market $90,000 Active 23 DOM
4. 2026-06-17
   days on market $90,000 Active 22 DOM
5. 2026-06-16
   days on market $90,000 Active 21 DOM
6. 2026-06-15
   days on market $90,000 Active 20 DOM
7. 2026-06-14
   days on market $90,000 Active 18 DOM
8. 2026-06-13
   days on market $90,000 Active 17 DOM
9. 2026-06-10
   days on market $90,000 Active 15 DOM
10. 2026-06-09
    days on market $90,000 Active 14 DOM
11. 2026-06-08
    days on market $90,000 Active 13 DOM
12. 2026-06-07
    days on market $90,000 Active 12 DOM
13. 2026-06-03
    days on market $90,000 Active 8 DOM
14. 2026-06-02
    days on market $90,000 Active 7 DOM
15. 2026-06-01
    days on market $90,000 Active 6 DOM
16. 2026-05-31
    days on market $90,000 Active 5 DOM
17. 2026-05-30
    days on market $90,000 Active 4 DOM
18. 2026-05-26
    listed $90,000 Active
19. 2016-05-27
    soldstatus $15,450 Sold 202-char remark

    Show marketing remark (202 chars)

    fantastic opportunity, great home for your rental portfolio, over 1300 square foot, 3 bedrooms, 2 car garage, shed and full basement, this is a must see must buy! This is a Fannie Mae Homepath Property

20. 2016-05-20
    status Pending 202-char remark

    Show marketing remark (202 chars)

    fantastic opportunity, great home for your rental portfolio, over 1300 square foot, 3 bedrooms, 2 car garage, shed and full basement, this is a must see must buy! This is a Fannie Mae Homepath Property

21. 2016-05-19
    historical Contingent 202-char remark

    Show marketing remark (202 chars)

    fantastic opportunity, great home for your rental portfolio, over 1300 square foot, 3 bedrooms, 2 car garage, shed and full basement, this is a must see must buy! This is a Fannie Mae Homepath Property

22. 2016-04-26
    listed $15,900 Active 202-char remark

    Show marketing remark (202 chars)

    fantastic opportunity, great home for your rental portfolio, over 1300 square foot, 3 bedrooms, 2 car garage, shed and full basement, this is a must see must buy! This is a Fannie Mae Homepath Property

23. 2003-07-31
    historical
24. 2003-02-28
    listed $57,000
25. 2002-08-08
    historical
26. 2002-02-12
    listed $57,000
27. 2002-01-18
    historical
28. 2001-07-17
    listed $54,900
29. 2000-08-14
    soldstatus $47,000
30. 2000-06-16
    listed $52,000
31. 1992-08-27
    soldstatus $33,900
32. 1992-07-14
    listed $36,900

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: +$498/yr (+$41/mo · 121.9%)

ⓘ 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: $14,810
• − Mortgage interest: −$5,041
• − Property taxes: −$408
• − Insurance: −$450
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,618
• Taxable income: $3,922
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $4,236/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

+143.9% since first listed

15 events — show timeline

• 2026-05-26 Listed $90,000 FSBO.com
• 2016-05-27 Sold (MLS) $15,450 MLSNOW
• 2016-05-20 Pending — MLSNOW
• 2016-05-19 Contingent — MLSNOW
• 2016-04-26 Listed $15,900 MLSNOW
• 2003-07-31 Listing Removed — MLSNOW
• 2003-02-28 Listed $57,000 MLSNOW
• 2002-08-08 Listing Removed — MLSNOW
• 2002-02-12 Listed $57,000 MLSNOW
• 2002-01-18 Listing Removed — MLSNOW
• 2001-07-17 Listed $54,900 MLSNOW
• 2000-08-14 Sold (Public Records) $47,000 Public Records
• 2000-06-16 Listed $52,000 MLSNOW
• 1992-08-27 Sold (Public Records) $33,900 Public Records
• 1992-07-14 Listed $36,900 MLSNOW

Property tax history

+31.0%/yr

Latest (2025): $408 · -11.8% YoY. Source: county tax records.