1221 Florencedale Ave · Youngstown, OH 44505

$64,900

3 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 21 Days on market

Built 1907 5,227 sqft lot Est $100k · 35% 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 +9.6/10.0
• 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

Welcome to 1221 Florencedale Ave - a classic 1907 North Side home full of character, space, and opportunity. Offering 3 bedrooms, 1.5 baths, and 1,792 square feet of living space, this property is conveniently located near Wick Park and Youngstown State University, with easy access to downtown amenities, restaurants, and campus life. Inside, you'll find spacious living areas, large bedrooms, and abundant natural light throughout. A recently added main-floor half bath adds everyday convenience, while the roof replacement in 2019 provides added peace of mind. The home retains much of its original charm and architectural character, offering a strong foundation for someone ready to make it thei

Key facts

• Main floor half bath
• Partial attic
• Unfinished basement

Tags

• MAIN FLOOR HALF BATH
• ROOF REPLACEMENT
• UNFINISHED BASEMENT
• ADDITIONAL SHOWER
• PARTIAL ATTIC

Property features AI

Exterior

• Parking: Driveway; Attached garage with 1 car space
• Utilities: Public water; Public sewer
• Home design: 2-story house; Property described as fixer and updated/remodeled; Shingle roof
• Construction: Aluminum and wood siding; Built (year per assessor)
• Exterior features: Less than half-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Ceiling fans for cooling
• Interior features: Full basement; Front porch; One fireplace
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 80 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1907 — 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: 1.46% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $100,352
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Baldwin	0.24mi	4/1.0 (+1)	1,842 (+3%)	17mo	$102,500	$56	65
1370 Logan Ave	0.32mi	3/1.0	1,524 (-15%)	10mo	$45,900	$30	52
1537 Ohio Ave	0.39mi	3/2.0	1,567 (-13%)	14mo	$120,500	$77	46

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $12,312
• Equity at exit: $9,677

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $40,061
• Equity at exit: $5,611

Cash invested: $18,172 (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 44505

• Home prices YoY: -14.5%
• Active inventory: 80
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $359

Break-even live

Break-even rent $496

Max offer price $64,900

Occupancy floor 57%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$699	$0.46	13d	10	0.83mi
176 Upland Ave Unit 1 Youngstown, OH	4.0	2.0	1300	$1,225	$0.94	43d	1	1.10mi
465 Gypsy Ln Youngstown, OH	2.0	1.0–2.0	1060	$920	$0.87	13d	1	1.33mi
465 Gypsy Ln Youngstown, OH	2.0	2.0	1320	$1,120	$0.85	43d	1	1.37mi

Listing history 17 events

1. 2026-06-19
   days on market $64,900 Active 21 DOM
2. 2026-06-18
   days on market $64,900 Active 20 DOM
3. 2026-06-17
   price $64,900 Active 19 DOM
4. 2026-06-17
   days on market $74,900 Active 19 DOM
5. 2026-06-16
   days on market $74,900 Active 18 DOM
6. 2026-06-15
   days on market $74,900 Active 17 DOM
7. 2026-06-14
   days on market $74,900 Active 15 DOM
8. 2026-06-13
   days on market $74,900 Active 14 DOM
9. 2026-06-10
   days on market $74,900 Active 12 DOM
10. 2026-06-09
    days on market $74,900 Active 11 DOM
11. 2026-06-08
    days on market $74,900 Active 10 DOM
12. 2026-06-07
    days on market $74,900 Active 9 DOM
13. 2026-06-03
    days on market $74,900 Active 5 DOM
14. 2026-06-02
    days on market $74,900 Active 4 DOM
15. 2026-06-01
    days on market $74,900 Active 3 DOM
16. 2026-05-31
    days on market $74,900 Active 2 DOM
17. 2026-05-29
    listed $74,900 Active

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$358/yr (+$30/mo · 120.5%)

ⓘ 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: $11,406
• − Mortgage interest: −$3,635
• − Property taxes: −$297
• − Insurance: −$324
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,888
• Taxable income: $3,436
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,480/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): 16,449
• Household income: $36,480
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 10.8

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 0.68)
• Race & ethnicity: Black 42% White 37% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Romanian 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 9% Arabic 1% French/Haitian/Cajun 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: ▼ -32.64%
• Current HPI: 192.3375
• 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

• 2026-05-29 Listed $74,900 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $297 · -11.8% YoY. Source: county tax records.