740 E Philadelphia Ave · Youngstown, OH 44502

$89,900

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 5 Days on market

Built 1927 5,880 sqft lot Est $114k · 21% 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 +7.9/10.0
• 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

Completely remodeled inside and out. Updated kitchen with handcrafted solid birch cabinets, ceramic floor with all appliances, 2 full baths which have been updated, new 24 x 24 garage, new vinyl siding, new roof, deck, electrical box, 10 new vinyl tilt-in windows, and newer carpet.

Key facts

• Formal dining room
• Large front porch
• Abundance of storage

Tags

• LARGE FRONT PORCH
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• MAPLE CABINETRY
• CRAFTSMAN WOODEN STAIRCASE
• ABUNDANCE OF STORAGE

Property features AI

Finance

• Financial info: Annual tax amount listed (see listing for current figure)

Exterior

• Parking: Detached garage with 2 spaces; Garage with electricity and garage door opener; Unpaved parking area
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Above-grade finished living area about 1,264 (per assessor)
• Construction: Built (year per public records); Vinyl siding construction
• Exterior features: Public view

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Decorative fireplace; Full basement

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 $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.9% 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: 45 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $55k; list at $90k implies a 63% 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 $89,900

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: 1.29% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $113,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Miller St	0.30mi	3/1.0	1,304 (+3%)	1mo	$55,000	$42	80
582 Roxbury Ave	0.45mi	3/1.0	1,256 (-1%)	1mo	$112,900	$90	77
609 E Dewey Ave	0.47mi	3/1.0	1,278 (+1%)	1mo	$34,000	$27	76
544 Miller St	0.34mi	3/1.5	1,170 (-7%)	3mo	$47,000	$40	67
1210 Aberdeen Ave	0.48mi	3/2.0	1,316 (+4%)	1mo	$177,000	$134	66
1208 Aberdeen Ave	0.47mi	3/2.0	1,316 (+4%)	2mo	$175,000	$133	66
3005 Rush Blvd	0.43mi	3/1.0	1,160 (-8%)	2mo	$26,000	$22	64
1122 Inverness Ave	0.54mi	3/2.0	1,309 (+4%)	4mo	$126,900	$97	62
221 E Avondale Ave	0.58mi	3/1.0	1,181 (-7%)	3mo	$53,000	$45	59
359 Potomac Ave	0.63mi	4/1.0 (+1)	1,180 (-7%)	1mo	$122,500	$104	54
3551 Shirley Rd	0.74mi	3/2.0	1,341 (+6%)	2mo	$142,000	$106	49
632 Samuel Ave	0.74mi	3/2.0	1,106 (-12%)	3mo	$32,000	$29	38

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: 20.3%
• Equity multiple: 2.08×
• Total profit: $27,221
• Equity at exit: $34,377

10-year hold

• IRR: 22.6%
• Equity multiple: 3.91×
• Total profit: $73,376
• Equity at exit: $48,686

Cash invested: $25,172 (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: 45
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$471
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $347

Break-even live

Break-even rent $719

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $398	-5% $372	+0% $347	+5% $321	+10% $296
Rent	-10% $255	-5% $301	+0% $347	+5% $393	+10% $438
Rate	-1.0pp $392	-0.5pp $370	base $347	+0.5pp $324	+1.0pp $300

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: $22,475
• Closing costs: $2,697
• 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	21d	1	0.24mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	21d	1	0.60mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	0.69mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	13d	1	0.95mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	1.13mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	1.23mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	13d	1	1.34mi
158 Beechwood Dr Youngstown, OH	3.0	1.5	1438	$1,100	$0.76	13d	1	1.46mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $89,900 Pending 5 DOM
2. 2026-06-03
   days on market $89,900 Active 4 DOM
3. 2026-06-02
   days on market $89,900 Active 3 DOM
4. 2026-06-01
   days on market $89,900 Active 2 DOM
5. 2026-05-30
   remarks 681-char remark
6. 2026-05-30
   listed $89,900 Active 1 DOM

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$346/yr (+$29/mo · 48.7%)

ⓘ 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: $13,898
• − Mortgage interest: −$5,036
• − Property taxes: −$710
• − Insurance: −$450
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,615
• Taxable income: $2,863
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,475/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

+349.5% since first listed

5 events — show timeline

• 2026-05-30 Listed $89,900 MLSNOW
• 2004-09-08 Sold (MLS) $55,000 MLSNOW
• 2004-09-02 Sold (Public Records) $55,000 Public Records
• 2004-07-20 Listed $59,900 MLSNOW
• 1998-03-12 Sold (Public Records) $20,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $710 · -11.8% YoY. Source: county tax records.