368 Erskine Ave · Youngstown, OH 44512

$99,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 88 Days on market

Built 1949 10,628 sqft lot $138/sqft · at area comps Est $97k · at est.

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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 +18.1/30.0
• ARV discount +6.8/15.0
• DSCR +5.7/10.0
• Schools +5.7/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated home located in a convenient Boardman-area neighborhood. This move-in ready property offers a fresh, modern feel with brand new flooring, fresh paint throughout, updated lighting, and a completely renovated bathroom. The thoughtful updates create a clean and inviting living space that is ready for its next owner. This charming home offers a functional layout with comfortable living areas and plenty of natural light. Situated on a generous lot, the property provides outdoor space for relaxing, entertaining, or future improvements. Located in the highly desirable Boardman Local School District, the home is just minutes from shopping, restaurants, parks, and major roadways, making everyday commuting and errands easy and convenient. Whether you're a first-time homebuyer looking for a low-maintenance property or an investor seeking a solid rental opportunity in a strong rental market, this home offers excellent potential. Don’t miss your opportunity to own this updated property in a well-established neighborhood. Schedule your private showing today.

Key facts

• Renovated bathroom
• Fresh paint
• Natural light

Tags

• RENOVATED BATHROOM
• BRAND NEW FLOORING
• FRESH PAINT
• UPDATED LIGHTING
• FUNCTIONAL LAYOUT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $88k (10.7% below list).
• Recommended offer: $88k (10.7% below list) — sets the bar for 1% rule.

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.
• Boardman Local (urban): math 63% / reading 71% proficiency, ranked #189 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.6%/yr); 136 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 88 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9109% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; list at $99k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,373 (10.7% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 0.89% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $97,378
• List price: $99,000
• Delta: 1.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
383 Erskine Ave	0.05mi	2/1.0	720 (0%)	9mo	$128,000	$178	90
360 Melrose Ave	0.08mi	2/1.0	720 (0%)	15mo	$107,000	$149	84
190 Meadowbrook Ave	0.37mi	2/1.0	757 (+5%)	0mo	$63,000	$83	74

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-7,237
• Equity at exit: $14,761

10-year hold

• IRR: 6.4%
• Equity multiple: 1.55×
• Total profit: $15,203
• Equity at exit: $8,560

Cash invested: $27,720 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 136
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $884 high
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $87

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 85%

Sensitivity live

Price	-10% $143	-5% $115	+0% $87	+5% $59	+10% $31
Rent	-10% $17	-5% $52	+0% $87	+5% $122	+10% $157
Rate	-1.0pp $137	-0.5pp $112	base $87	+0.5pp $62	+1.0pp $36

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	44d	1	0.59mi
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	14d	1	0.78mi
6110 Market St Youngstown, OH	1.0	1.0	400	$925	$2.31	14d	1	0.99mi
834 E Midlothian Blvd Youngstown, OH	1.0	1.0	708	$750	$1.06	14d	1	1.28mi
2063 Wolosyn Cir Unit 1 Poland, OH	1.0	1.5	705	$800	$1.13	22d	1	1.46mi

Listing history 21 events

1. 2026-06-08
   days on market $99,000 Active 88 DOM
2. 2026-06-07
   days on market $99,000 Active 87 DOM
3. 2026-06-05
   days on market $99,000 Active 84 DOM
4. 2026-06-02
   days on market $99,000 Active 82 DOM
5. 2026-06-01
   days on market $99,000 Active 81 DOM
6. 2026-05-31
   days on market $99,000 Active 80 DOM
7. 2026-05-30
   days on market $99,000 Active 79 DOM
8. 2026-05-17
   historical $1,075
9. 2026-05-14
   listed $1,075
10. 2026-05-08
    historical $1,075
11. 2026-05-04
    historical Contingent 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to this beautifully renovated home located in a convenient Boardman-area neighborhood. This move-in ready property offers a fresh, modern feel with brand new flooring, fresh paint throughout, updated lighting, and a completely renovated bathroom. The thoughtful updates create a clean and inviting living space that is ready for its next owner. This charming home offers a functional layout with comfortable living areas and plenty of natural light. Situated on a generous lot, the property provides outdoor space for relaxing, entertaining, or future improvements. Located in the highly desirable Boardman Local School District, the home is just minutes from shopping, restaurants, parks, and major roadways, making everyday commuting and errands easy and convenient. Whether you're a first-time homebuyer looking for a low-maintenance property or an investor seeking a solid rental opportunity in a strong rental market, this home offers excellent potential. Don’t miss your opportunity to own this updated property in a well-established neighborhood. Schedule your private showing today.

12. 2026-04-12
    price $99,000 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to this beautifully renovated home located in a convenient Boardman-area neighborhood. This move-in ready property offers a fresh, modern feel with brand new flooring, fresh paint throughout, updated lighting, and a completely renovated bathroom. The thoughtful updates create a clean and inviting living space that is ready for its next owner. This charming home offers a functional layout with comfortable living areas and plenty of natural light. Situated on a generous lot, the property provides outdoor space for relaxing, entertaining, or future improvements. Located in the highly desirable Boardman Local School District, the home is just minutes from shopping, restaurants, parks, and major roadways, making everyday commuting and errands easy and convenient. Whether you're a first-time homebuyer looking for a low-maintenance property or an investor seeking a solid rental opportunity in a strong rental market, this home offers excellent potential. Don’t miss your opportunity to own this updated property in a well-established neighborhood. Schedule your private showing today.

13. 2026-04-10
    price $1,075
14. 2026-04-09
    price $1,177
15. 2026-03-30
    price $109,000 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to this beautifully renovated home located in a convenient Boardman-area neighborhood. This move-in ready property offers a fresh, modern feel with brand new flooring, fresh paint throughout, updated lighting, and a completely renovated bathroom. The thoughtful updates create a clean and inviting living space that is ready for its next owner. This charming home offers a functional layout with comfortable living areas and plenty of natural light. Situated on a generous lot, the property provides outdoor space for relaxing, entertaining, or future improvements. Located in the highly desirable Boardman Local School District, the home is just minutes from shopping, restaurants, parks, and major roadways, making everyday commuting and errands easy and convenient. Whether you're a first-time homebuyer looking for a low-maintenance property or an investor seeking a solid rental opportunity in a strong rental market, this home offers excellent potential. Don’t miss your opportunity to own this updated property in a well-established neighborhood. Schedule your private showing today.

16. 2026-03-30
    price $113,000 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to this beautifully renovated home located in a convenient Boardman-area neighborhood. This move-in ready property offers a fresh, modern feel with brand new flooring, fresh paint throughout, updated lighting, and a completely renovated bathroom. The thoughtful updates create a clean and inviting living space that is ready for its next owner. This charming home offers a functional layout with comfortable living areas and plenty of natural light. Situated on a generous lot, the property provides outdoor space for relaxing, entertaining, or future improvements. Located in the highly desirable Boardman Local School District, the home is just minutes from shopping, restaurants, parks, and major roadways, making everyday commuting and errands easy and convenient. Whether you're a first-time homebuyer looking for a low-maintenance property or an investor seeking a solid rental opportunity in a strong rental market, this home offers excellent potential. Don’t miss your opportunity to own this updated property in a well-established neighborhood. Schedule your private showing today.

17. 2026-03-19
    price $1,375
18. 2026-03-13
    listed $1,275
19. 2026-03-12
    listed $119,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to this beautifully renovated home located in a convenient Boardman-area neighborhood. This move-in ready property offers a fresh, modern feel with brand new flooring, fresh paint throughout, updated lighting, and a completely renovated bathroom. The thoughtful updates create a clean and inviting living space that is ready for its next owner. This charming home offers a functional layout with comfortable living areas and plenty of natural light. Situated on a generous lot, the property provides outdoor space for relaxing, entertaining, or future improvements. Located in the highly desirable Boardman Local School District, the home is just minutes from shopping, restaurants, parks, and major roadways, making everyday commuting and errands easy and convenient. Whether you're a first-time homebuyer looking for a low-maintenance property or an investor seeking a solid rental opportunity in a strong rental market, this home offers excellent potential. Don’t miss your opportunity to own this updated property in a well-established neighborhood. Schedule your private showing today.

20. 2025-07-01
    soldstatus $62,000
21. 1991-06-14
    soldstatus $29,000

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$469/yr (+$39/mo · 77.5%)

ⓘ 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 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,605
• − Mortgage interest: −$5,546
• − Property taxes: −$606
• − Insurance: −$495
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,880
• Taxable loss: −$618
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,196/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: Boardman Local
• NCES district ID: 3904830
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $47,613
• Composite: 56.62/100
• National rank: #1142
• State rank: #189 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

• County: Mahoning County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 32,536
• Household income: $63,317
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 910.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Other Indo-European 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: ▼ -56.75%
• Current HPI: 213.1446
• Rent YoY: ▲ 6.56%
• 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

-96.3% since first listed

14 events — show timeline

• 2026-05-17 Rental Removed $1,075 BUILDIUM
• 2026-05-14 Listed for Rent $1,075 BUILDIUM
• 2026-05-08 Rental Removed $1,075 BUILDIUM
• 2026-05-04 Contingent — MLSNOW
• 2026-04-12 Price Changed $99,000 MLSNOW
• 2026-04-10 Price Changed $1,075 BUILDIUM
• 2026-04-09 Price Changed $1,177 BUILDIUM
• 2026-03-30 Price Changed $109,000 MLSNOW
• 2026-03-30 Price Changed $113,000 MLSNOW
• 2026-03-19 Price Changed $1,375 BUILDIUM
• 2026-03-13 Listed for Rent $1,275 BUILDIUM
• 2026-03-12 Listed $119,000 MLSNOW
• 2025-07-01 Sold (Public Records) $62,000 Public Records
• 1991-06-14 Sold (Public Records) $29,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $606 · -4.9% YoY. Source: county tax records.