66 S Beverly Ave · Austintown, OH 44515

$145,000

2 bd · 1.5 ba · 1,372 sqft · SingleFamily public records · 38 Days on market

Built 1955 0.29 ac lot $106/sqft · 5% below area Est $153k · 5% under

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Why this score? — see what drove the D+ 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 +17.0/30.0
• ARV discount +9.8/15.0
• DSCR +5.3/10.0
• Schools +5.1/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a ranch in Austintown? Such a surprise as you walk in, it is So much larger than you would ever guess. Spacious living room with fireplace. Lots of natural light floods in from the large windows. Spacious dining. The kitchen was remodeled in the past. Appliances stay. Two spacious bedrooms and a full bath with tub shower combo are off the living room and there is a third bedroom or office space off the kitchen. Large full basement will need some work, with a half bath and laundry. This home has so much to offer. Fenced yard. Attached garage. While the home has hot water boiler heat, they installed Central Air. Call today!

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces west; Property is attached
• Construction: Brick construction; Asphalt/fiberglass roof; Block foundation; Built with attached property
• Exterior features: Front porch; Patio; Back yard; Chain-link fencing; Front yard; Lot approximately 90 x 140

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms; Additional bedrooms on main level
• Flooring: Carpet in primary living areas and bedrooms; Laminate in kitchen; Ceramic tile in bathroom(s); Concrete flooring in basement and bonus rooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning; Whole-house fan; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Customized wheelchair accessibility with exterior wheelchair lift; Full unfinished basement
• Laundry & utility: Laundry in basement; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $131k (9.5% below list).
• Recommended offer: $131k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.8% in Austintown — 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 73/100 on livability (#322 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, employment D-.
• Austintown Local Schools (suburban): math 56% / reading 65% proficiency, ranked #290 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 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); 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 $1k of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $75k; list at $145k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,277 (9.5% 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 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $152,933
• List price: $145,000
• Delta: -5.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 S Beverly Ave	0.09mi	3/2.0 (+1)	1,432 (+4%)	4mo	$165,000	$115	79
126 S Edgehill Ave	0.15mi	3/1.0 (+1)	1,392 (+2%)	6mo	$146,000	$105	78
132 S Main St	0.27mi	3/1.0 (+1)	1,452 (+6%)	0mo	$110,000	$76	70
136 Rosemont Ave	0.33mi	3/1.5 (+1)	1,438 (+5%)	2mo	$126,000	$88	70
255 S Beverly Ave	0.33mi	3/2.0 (+1)	1,288 (-6%)	2mo	$185,000	$144	66
102 S Main St	0.26mi	3/1.0 (+1)	1,498 (+9%)	1mo	$185,000	$123	65
179 S Beverly Ave	0.18mi	3/2.0 (+1)	1,200 (-12%)	1mo	$189,900	$158	62
358 S Edgehill Ave	0.47mi	3/2.0 (+1)	1,483 (+8%)	4mo	$160,000	$108	54
3895 Avalon Ct	0.50mi	2/2.0	1,220 (-11%)	5mo	$122,000	$100	52
192 S Navarre Ave	0.42mi	3/2.0 (+1)	1,518 (+11%)	5mo	$167,750	$111	51
3915 Mahoning Ave	0.47mi	3/1.5 (+1)	1,536 (+12%)	3mo	$172,000	$112	50
230 Westminster Ave	0.59mi	3/1.0 (+1)	1,232 (-10%)	6mo	$135,000	$110	44

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-17,280
• Equity at exit: $21,620

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-7,095
• Equity at exit: $12,537

Cash invested: $40,600 (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 44515

• Home prices YoY: -26.4%
• Active inventory: 84
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$760
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $98

Break-even live

Break-even rent $1,189

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 N Raccoon Rd Youngstown, OH	1.0–2.0	1.0	709	$975	$1.38	13d	1	0.34mi
131 N Edgehill Ave Youngstown, OH	3.0	1.0	1200	$1,350	$1.12	21d	1	0.39mi
155 N Roanoke Ave Youngstown, OH	3.0	1.5	1632	$1,500	$0.92	21d	1	0.43mi
4494 Burkey Rd Youngstown, OH	3.0	1.5	1596	$1,700	$1.07	44d	1	0.82mi
4815 Westchester Dr Unit 4896-05 Austintown, OH	2.0	1.5	1200	$1,025	$0.85	13d	1	0.98mi
4661 New Hampshire Ct Austintown, OH	3.0	1.0–1.5	795	$1,125	$1.42	13d	1	1.17mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $145,000 Pending 38 DOM
2. 2026-06-03
   days on market $145,000 Active 36 DOM
3. 2026-06-02
   days on market $145,000 Active 35 DOM
4. 2026-06-01
   days on market $145,000 Active 34 DOM
5. 2026-05-31
   days on market $145,000 Active 33 DOM
6. 2026-05-30
   days on market $145,000 Active 32 DOM
7. 2026-05-02
   historical Contingent 641-char remark
8. 2026-04-28
   listed $145,000 Active 641-char remark
9. 2002-08-30
   soldstatus $75,000
10. 2002-07-12
    listed $86,900

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,841 · $153/mo
• Expected delta: +$421/yr (+$35/mo · 29.6%)

ⓘ 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 ≥96°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: $15,753
• − Mortgage interest: −$8,122
• − Property taxes: −$1,421
• − Insurance: −$725
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,218
• Taxable loss: −$1,253
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,476/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: Austintown Local Schools
• NCES district ID: 3904829
• Math proficiency: 56% ▼ -12.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $45,129
• Composite: 50.99/100
• National rank: #1778
• State rank: #290 of 656 in OH

Livability — Austintown

• Score: 73/100
• State rank: #322
• US rank: #5290

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austintown, OH
• County: Mahoning · 224,175 people
• City population: 27,740
• Metro: Youngstown-Warren, OH
• Population (ZIP): 27,740
• Household income: $52,831
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 10.9

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 (83%)
• Race & ethnicity: White 83% Black 8% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 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: ▼ -81.64%
• Current HPI: 228.0895
• 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

+66.9% since first listed

6 events — show timeline

• 2026-06-06 Pending — MLSNOW
• 2026-05-22 Relisted — MLSNOW
• 2026-05-02 Contingent — MLSNOW
• 2026-04-28 Listed $145,000 MLSNOW
• 2002-08-30 Sold (Public Records) $75,000 Public Records
• 2002-07-12 Listed $86,900 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $1,421 · +3.5% YoY. Source: county tax records.