111 N Brockway · Youngstown, OH 44509

$99,000

3 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 12 Days on market

Built 1927 6,952 sqft lot Est $111k · 11% 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 +29.4/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity! Solid all brick 2 story home, featuring 3 bedrooms 1 bathroom. updated roof property needs interior updates but offers strong potential for rental income or a fix and flip. convenient location with easy access to local amenities. Sold as is

Key facts

• Updated roof
• Convenient location
• 6,952 sq ft lot

Tags

• UPDATED ROOF
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Brick construction; Shingle roof; Property listed as fixer
• Construction: Built according to public records; Brick exterior
• Exterior features: Driveway

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Full basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.6% 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: 66 active listings in the ZIP; 3 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 40% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $99,000

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: 1.24% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $111,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 N Richview Ave	0.07mi	3/2.0	1,499 (-8%)	1mo	$96,000	$64	78
134 Millet Ave	0.12mi	3/2.5	1,700 (+4%)	6mo	$70,000	$41	77
219 N Maryland Ave	0.34mi	3/1.0	1,533 (-6%)	2mo	$105,000	$68	72
44 W Heights Ave	0.29mi	4/2.0 (+1)	1,616 (-1%)	10mo	$113,750	$70	67
164 N Maryland Ave	0.31mi	3/1.0	1,472 (-10%)	8mo	$60,750	$41	62
59 Bouquet Ave	0.49mi	3/2.0	1,744 (+7%)	2mo	$120,000	$69	61
441 Manchester Ave	0.26mi	4/2.0 (+1)	1,740 (+6%)	9mo	$143,500	$82	60
2606 Oakwood Ave	0.23mi	3/1.5	1,406 (-14%)	8mo	$118,000	$84	57
122 N Bon Air Ave	0.59mi	4/1.5 (+1)	1,496 (-9%)	1mo	$90,000	$60	50
472 Wesley Ave	0.60mi	3/2.5	1,509 (-8%)	4mo	$180,000	$119	50
107 Rhoda Ave	0.44mi	3/1.0	1,418 (-13%)	11mo	$47,500	$33	48
234 S Portland Ave	0.66mi	3/1.5	1,404 (-14%)	7mo	$79,500	$57	38

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,374
• Equity at exit: $14,761

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $34,352
• 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 44509

• Home prices YoY: -9.3%
• Active inventory: 66
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $352

Break-even live

Break-even rent $782

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $408	-5% $380	+0% $352	+5% $324	+10% $296
Rent	-10% $255	-5% $304	+0% $352	+5% $401	+10% $449
Rate	-1.0pp $402	-0.5pp $377	base $352	+0.5pp $327	+1.0pp $301

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	22d	1	0.25mi
116 N Portland Ave Youngstown, OH	4.0	2.0	1920	$1,750	$0.91	22d	1	0.39mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	22d	1	0.86mi

Listing history 10 events

1. 2026-06-21
   days on market $99,000 Active 12 DOM
2. 2026-06-19
   days on market $99,000 Active 10 DOM
3. 2026-06-18
   days on market $99,000 Active 9 DOM
4. 2026-06-17
   days on market $99,000 Active 8 DOM
5. 2026-06-16
   days on market $99,000 Active 7 DOM
6. 2026-06-15
   days on market $99,000 Active 6 DOM
7. 2026-06-14
   days on market $99,000 Active 4 DOM
8. 2026-06-13
   days on market $99,000 Active 3 DOM
9. 2026-06-10
   remarks 264-char remark
10. 2026-06-10
    listed $99,000 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: $685 · $57/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$430/yr (+$36/mo · 62.7%)

ⓘ 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 ≥98°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: $14,731
• − Mortgage interest: −$5,546
• − Property taxes: −$685
• − Insurance: −$495
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,880
• Taxable income: $2,769
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,563/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): 10,775
• Household income: $36,472
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 10.4

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 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 2% Subsaharan African 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -22.34%
• Current HPI: 217.0797
• 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

1 event — show timeline

• 2026-06-09 Listed $99,000 MLSNOW

Property tax history

-3.3%/yr

Latest (2025): $685 · -11.9% YoY. Source: county tax records.