1442-1446 Ohio Ave · Youngstown, OH 44504

$115,000

3 bd · 3.0 ba · — sqft · MultiFamily · 445 Days on market

Built 1905 2,787 sqft lot ↓ 11% since listing

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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 +10.3/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 2,787 sq ft lot
• Built 1905
• Listed 444 days

Property features AI

Finance

• Financial info: Gross income reported at $12,000; Tenants are responsible for all utilities

Exterior

• Parking: No garage; unpaved parking
• Utilities: Public water; Public sewer
• Home design: 2-story multiunit building
• Construction: Wood siding; Asphalt/fiberglass roof
• Exterior features: Small lot (0.064 acres)

Interior

• Bedrooms: Three 3-bedroom units (all units leased)
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Forced-air gas heating
• Interior features: Partial basement
• Laundry & utility: Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $-63 ($-754/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (19.4% below list).
• Recommended offer: $93k (19.4% below list) — sets the bar for 1% rule.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

Forward outlook

• In year one you build about $9k of equity ($795 loan paydown + $8k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 445 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,645 (19.4% 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 445 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Bissell Ave	0.09mi	4/4.0 (+1)	3,090	5mo	$104,000	$34	70

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: 15.2%
• Equity multiple: 2.06×
• Total profit: $34,208
• Equity at exit: $77,606

10-year hold

• IRR: 15.2%
• Equity multiple: 4.19×
• Total profit: $102,687
• Equity at exit: $145,565

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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $926 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-63

Break-even live

Break-even rent $1,006

Max offer price $105,906

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-23	+0% $-63	+5% $-103	+10% $-142
Rent	-10% $-136	-5% $-99	+0% $-63	+5% $-26	+10% $10
Rate	-1.0pp $-5	-0.5pp $-34	base $-63	+0.5pp $-93	+1.0pp $-123

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1448 Ohio Ave Unit 1 Youngstown, OH	3.0	1.0	—	$950	—	14d	1	0.02mi
2303 Ohio Ave Youngstown, OH	3.0	1.5	—	$800	—	45d	1	0.69mi
171 Upland Ave Unit 171 2nd floor Youngstown, OH	3.0	1.0	1100	$1,040	$0.95	14d	1	0.80mi
178 Upland Ave Youngstown, OH	2.0	1.0	1000	$750	$0.75	45d	1	0.83mi
176 Upland Ave Unit 1 Youngstown, OH	4.0	2.0	1300	$1,225	$0.94	45d	1	0.83mi
2525 Ohio Ave Unit 2 Youngstown, OH	2.0	1.0	1140	$850	$0.75	45d	1	0.87mi
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$699	$0.46	14d	10	0.98mi
465 Gypsy Ln Youngstown, OH	2.0	1.0–2.0	1060	$920	$0.87	14d	1	1.01mi
465 Gypsy Ln Youngstown, OH	2.0	2.0	1320	$1,120	$0.85	45d	1	1.05mi
23 N Hazel St Youngstown, OH	2.0	1.0	—	$1,100	—	22d	1	1.29mi
633 Cassius Ave Unit 1 Youngstown, OH	2.0	1.0	807	$750	$0.93	22d	1	1.41mi
3053 Hadley Ave Unit 3 Youngstown, OH	2.0	1.0	—	$725	—	14d	1	1.49mi
3020 Northgate Ave Youngstown, OH	2.0	1.0	816	$815	$1.00	45d	1	1.49mi

Listing history 5 events

1. 2026-06-01
   days on market $115,000 Active 445 DOM
2. 2026-05-31
   days on market $115,000 Active 444 DOM
3. 2026-05-30
   days on market $115,000 Active 443 DOM
4. 2025-10-29
   price $115,000
5. 2025-03-11
   listed $129,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $11,117
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$3,345
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $-94/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

-10.9% since first listed

2 events — show timeline

• 2025-10-29 Price Changed $115,000 MLSNOW
• 2025-03-11 Listed $129,000 MLSNOW