50 N Main St · Austintown, OH 44515

$115,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 48 Days on market

Built 1961 3,179 sqft lot Est $111k · at est.

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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 +13.1/30.0
• ARV discount +6.1/15.0
• Schools +5.1/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this adorable Austintown ranch, that has been tastefully updated throughout. The kitchen and dining area are open to each other, and the refrigerator and dishwasher stay. New flooring in the living room, as well as new carpeting in the two bedrooms and the first-floor laundry. Back patio with a privacy fence and shed. Move in ready, call today!

Key facts

• New metal roof
• Classic bay window
• Bright living room

Tags

• SINGLE-LEVEL LIVING
• SPACIOUS EAT-IN KITCHEN
• FULLY FENCED BACKYARD
• BRIGHT LIVING ROOM
• CLASSIC BAY WINDOW
• NEW METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-5 ($-59/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (20.1% below list).
• Recommended offer: $92k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 88 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $795 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 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $68k; list at $115k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $91,848 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $111,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 N Main St	0.00mi	2/1.0	864 (0%)	1mo	$107,000	$124	99
155 N Navarre Ave	0.24mi	2/1.0	840 (-3%)	21mo	$80,000	$95	67
55 S Main St	0.21mi	2/1.0	824 (-5%)	19mo	$117,875	$143	66
250 N Edgehill Ave	0.37mi	3/1.0 (+1)	840 (-3%)	9mo	$115,000	$137	66
81 S Edgehill Ave	0.28mi	2/1.5	944 (+9%)	5mo	$122,000	$129	65
117 N Navarre Ave	0.18mi	3/1.0 (+1)	928 (+7%)	11mo	$125,000	$135	65
121 Westminster Ave	0.11mi	3/2.0 (+1)	918 (+6%)	13mo	$117,501	$128	65
48 N Navarre Ave	0.12mi	3/1.0 (+1)	950 (+10%)	17mo	$64,000	$67	59
192 N Main St	0.24mi	3/1.0 (+1)	988 (+14%)	5mo	$120,000	$121	55
325 N Yorkshire	0.62mi	3/1.0 (+1)	912 (+6%)	6mo	$145,000	$159	52
149 S Raccoon Rd	0.57mi	3/1.5 (+1)	948 (+10%)	12mo	$178,000	$188	40
292 Idlewood Rd	0.54mi	3/1.0 (+1)	954 (+10%)	16mo	$114,000	$119	39

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-18,976
• Equity at exit: $17,147

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-17,035
• Equity at exit: $9,943

Cash invested: $32,200 (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: 88
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $918 high
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-5

Break-even live

Break-even rent $925

Max offer price $114,124

Occupancy floor 96%

Sensitivity live

Price	-10% $60	-5% $28	+0% $-5	+5% $-38	+10% $-70
Rent	-10% $-78	-5% $-41	+0% $-5	+5% $31	+10% $68
Rate	-1.0pp $53	-0.5pp $24	base $-5	+0.5pp $-35	+1.0pp $-65

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	14d	1	0.50mi
3143 Mahoning Ave Youngstown, OH	2.0	1.0	700	$1,000	$1.43	22d	1	0.94mi
478 S Raccoon Rd Youngstown, OH	1.0	1.0	648	$855	$1.32	14d	1	0.96mi
4815 Westchester Dr Unit 31-203 Austintown, OH	1.0	1.0	640	$695	$1.09	44d	1	1.31mi
4815 Westchester Dr Unit 41-318 Austintown, OH	2.0	1.0	860	$875	$1.02	14d	1	1.31mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	22d	1	1.32mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	14d	1	1.35mi
4222 New Rd Youngstown, OH	3.0	1.0	874	$835	$0.96	14d	1	1.36mi
2634 Austin Ave Youngstown, OH	2.0	1.0	784	$775	$0.99	44d	1	1.36mi
4661 New Hampshire Ct Austintown, OH	3.0	1.0–1.5	795	$1,125	$1.42	14d	1	1.49mi

Listing history 13 events

1. 2026-04-18
   status Pending
2. 2026-04-02
   historical Contingent
3. 2026-03-01
   listed $115,000 Active
4. 2021-05-28
   soldstatus $67,500 Closed 356-char remark

   Show marketing remark (356 chars)

   Check out this adorable Austintown ranch, that has been tastefully updated throughout. The kitchen and dining area are open to each other, and the refrigerator and dishwasher stay. New flooring in the living room, as well as new carpeting in the two bedrooms and the first-floor laundry. Back patio with a privacy fence and shed. Move in ready, call today!

5. 2021-04-13
   status Pending 356-char remark

   Show marketing remark (356 chars)

   Check out this adorable Austintown ranch, that has been tastefully updated throughout. The kitchen and dining area are open to each other, and the refrigerator and dishwasher stay. New flooring in the living room, as well as new carpeting in the two bedrooms and the first-floor laundry. Back patio with a privacy fence and shed. Move in ready, call today!

6. 2021-04-06
   listed $72,900 Active 356-char remark

   Show marketing remark (356 chars)

   Check out this adorable Austintown ranch, that has been tastefully updated throughout. The kitchen and dining area are open to each other, and the refrigerator and dishwasher stay. New flooring in the living room, as well as new carpeting in the two bedrooms and the first-floor laundry. Back patio with a privacy fence and shed. Move in ready, call today!

7. 2009-12-11
   listed $17,600
8. 2009-11-02
   soldstatus $30,000
9. 2009-10-26
   soldstatus $30,000
10. 2006-05-01
    soldstatus $58,600
11. 2006-04-28
    soldstatus $58,600
12. 2006-01-21
    listed $59,500
13. 2000-04-06
    listed $44,900

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,374 · $115/mo
• Expected delta: +$420/yr (+$35/mo · 43.9%)

ⓘ 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: $11,022
• − Mortgage interest: −$6,442
• − Property taxes: −$955
• − Insurance: −$575
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$3,345
• Taxable loss: −$2,059
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $435/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

+156.1% since first listed

13 events — show timeline

• 2026-04-18 Pending — MLSNOW
• 2026-04-02 Contingent — MLSNOW
• 2026-03-01 Listed $115,000 MLSNOW
• 2021-05-28 Sold (MLS) $67,500 MLSNOW
• 2021-04-13 Pending — MLSNOW
• 2021-04-06 Listed $72,900 MLSNOW
• 2009-12-11 Listed $17,600 MLSNOW
• 2009-11-02 Sold (Public Records) $30,000 Public Records
• 2009-10-26 Sold (Public Records) $30,000 Public Records
• 2006-05-01 Sold (Public Records) $58,600 Public Records
• 2006-04-28 Sold (MLS) $58,600 MLSNOW
• 2006-01-21 Listed $59,500 MLSNOW
• 2000-04-06 Listed $44,900 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $955 · +4.3% YoY. Source: county tax records.