413 Alameda Ave · Youngstown, OH 44504

$30,000

5 bd · 1.5 ba · 2,664 sqft · SingleFamily public records · 106 Days on market

Built 1919 7,492 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Spacious Historic North Side Home with Endless Potential This substantial 5-bedroom, 2.5-bath brick home offers over 2,000 square feet of living space on a 7,492 sq ft lot, located in Youngstown’s sought-after Historic North Side District. Featuring generously sized rooms and two fireplaces, the layout provides a solid foundation for a full renovation or value-add project. The interior is currently being cleared, making the property ready for immediate renovation. Outside, the all-brick exterior offers timeless character, while the yard is clean, cleared, and well maintained. Major infrastructure updates include a new city-installed water main in 2025, adding long-term value and pe

Key facts

• Clean cleared yard
• Two fireplaces
• All-brick exterior

Tags

• TWO FIREPLACES
• ALL-BRICK EXTERIOR
• CLEAN CLEARED YARD
• NEW CITY-INSTALLED WATER MAIN

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $25k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $30k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1919 — 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: 2.73% ✓
• Cap rate: 24.22%
• Cash-on-cash: 64.01%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $191,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
381 Catalina Ave	0.08mi	5/2.5	2,508 (-6%)	15mo	$218,000	$87	70
524 Tod Ln	0.37mi	5/2.0	2,707 (+2%)	18mo	$229,000	$85	63
1849 Coronado Ave	0.36mi	5/3.5	2,718 (+2%)	19mo	$169,900	$63	56
2058 Guadalupe Ave	0.43mi	4/2.5 (-1)	2,482 (-7%)	7mo	$183,000	$74	54
2220 Goleta Ave	0.45mi	4/1.5 (-1)	2,414 (-9%)	6mo	$175,000	$72	53
249 N Heights Ave	0.51mi	4/3.5 (-1)	2,812 (+6%)	5mo	$165,000	$59	49
1723 Ford Ave	0.17mi	4/1.0 (-1)	2,344 (-12%)	19mo	$153,000	$65	49
1332 Elm St	0.64mi	5/1.0	2,866 (+8%)	20mo	$29,000	$10	39
1829 Coronado Ave	0.32mi	6/4.0 (+1)	3,056 (+15%)	10mo	$230,000	$75	37
1328 Elm St	0.64mi	6/3.5 (+1)	2,488 (-7%)	16mo	$85,000	$34	32
1868 Coronado Ave	0.39mi	4/2.5 (-1)	3,032 (+14%)	23mo	$61,900	$20	31
2322 Selma Ave	0.64mi	5/2.5	2,309 (-13%)	23mo	$211,000	$91	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.4%
• Equity multiple: 5.58×
• Total profit: $38,509
• Equity at exit: $20,245

10-year hold

• IRR: 69.0%
• Equity multiple: 11.79×
• Total profit: $90,657
• Equity at exit: $37,973

Cash invested: $8,400 (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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $448

Break-even live

Break-even rent $253

Max offer price $30,000

Occupancy floor 40%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$820	$0.54	13d	10	1.12mi

Listing history 20 events

1. 2026-06-03
   status $30,000 Pending 106 DOM
2. 2026-06-02
   days on market $30,000 Active 106 DOM
3. 2026-06-01
   days on market $30,000 Active 105 DOM
4. 2026-05-31
   days on market $30,000 Active 104 DOM
5. 2026-05-30
   pricedays on market $30,000 Active 103 DOM
6. 2026-05-12
   status Pending
7. 2026-04-20
   price $40,000
8. 2026-02-01
   listed $55,000 Active
9. 2025-12-12
   historical
10. 2025-06-16
    listed $55,000 Active
11. 2025-05-08
    historical
12. 2024-11-26
    price $55,000
13. 2024-11-11
    listed $57,000 Active
14. 2007-11-30
    historical
15. 2007-05-31
    listed $30,000
16. 2005-04-21
    soldstatus $18,400
17. 2005-03-07
    historical
18. 2004-12-07
    listed $22,900
19. 1994-06-23
    soldstatus $16,000
20. 1988-08-01
    soldstatus $16,000

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$54/yr (+$5/mo · 15.2%)

ⓘ 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 6 d/yr ≥97°F today · 15 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: $9,840
• − Mortgage interest: −$1,680
• − Property taxes: −$359
• − Insurance: −$150
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$873
• Taxable income: $5,203
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $4,128/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): 5,185
• Household income: $40,156
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 15.7

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 0.65)
• Race & ethnicity: White 45% Black 38% Two or more races 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Serbian 1% Romanian 1%
• Foreign-born: 7% · Canada, Dominican Republic, South Korea
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 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: ▲ 6.72%
• Current HPI: 174.9495
• 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

+150.0% since first listed

15 events — show timeline

• 2026-05-12 Pending — MLSNOW
• 2026-04-20 Price Changed $40,000 MLSNOW
• 2026-02-01 Listed $55,000 MLSNOW
• 2025-12-12 Listing Removed — MLSNOW
• 2025-06-16 Listed $55,000 MLSNOW
• 2025-05-08 Listing Removed — MLSNOW
• 2024-11-26 Price Changed $55,000 MLSNOW
• 2024-11-11 Listed $57,000 MLSNOW
• 2007-11-30 Listing Removed — MLSNOW
• 2007-05-31 Listed $30,000 MLSNOW
• 2005-04-21 Sold (MLS) $18,400 MLSNOW
• 2005-03-07 Listing Removed — MLSNOW
• 2004-12-07 Listed $22,900 MLSNOW
• 1994-06-23 Sold (Public Records) $16,000 Public Records
• 1988-08-01 Sold (Public Records) $16,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $359 · -11.8% YoY. Source: county tax records.