531 Miller St · Youngstown, OH 44502

$59,000

3 bd · 2.0 ba · 1,630 sqft · MultiFamily public records · 6 Days on market

Built 1932 4,748 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Quality built Duplex! Great tenants that pay their rent and maintain property! Upstairs tenant has lived there for 5 years, the upstairs tenants moved in on 09/01/19. Very nice tenant that keeps the property clean, hardwood floors, some new windows, large rooms. The downstairs tenant pay $400 in rent plus gas and electric, owner pays water. The upstairs tenant pays $450 plus electric. The electric is separate between units but the gas operates off of a single furnace and hot water tank. 2 blocks from Park! Bus line at South Ave. approx. 1/2 block. This street is only abut 2 1/2 blocks long, so not a lot of traffic. Sidewalk community. Lots of amenities like stores, restaurants, laundromat near. 3 minutes to downtown Youngstown and the College! 2 minutes to the 680 Expressway.

Key facts

• Roof done
• City approved
• 4,748 sq ft lot

Tags

• UPSTAIRS UNIT RENT READY
• BASEMENT BACK WALL REBUILT
• CITY APPROVED
• ROOF DONE

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached garage (2 car)
• Utilities: Public water; Public sewer
• Home design: 2-story wood-sided home; Asphalt/fiberglass roof
• Construction: Wood siding construction; Built per public records (year built source: public records)
• Exterior features: Lot recorded as 0.109 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Window air conditioning units
• Interior features: Full basement with sump pump; Total of 8 rooms; Property listed in fixer condition

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $689/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 34.3% 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: 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $2,223/mo this rent would consume 86% of the median local household income ($31k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($408 loan paydown + $1k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $25k; list at $59k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1932 — 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. 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?
6. 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.
7. 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.
8. 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: 3.77% ✓
• Cap rate: 34.31%
• Cash-on-cash: 100.08%
• DSCR: 5.45
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.52×
• Total profit: $91,141
• Equity at exit: $22,561

10-year hold

• IRR: —
• Equity multiple: 13.49×
• Total profit: $206,390
• Equity at exit: $31,952

Cash invested: $16,520 (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: 47
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,223 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,378

Break-even live

Break-even rent $479

Max offer price $59,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,411	-5% $1,394	+0% $1,378	+5% $1,361	+10% $1,344
Rent	-10% $1,202	-5% $1,290	+0% $1,378	+5% $1,466	+10% $1,553
Rate	-1.0pp $1,407	-0.5pp $1,393	base $1,378	+0.5pp $1,362	+1.0pp $1,347

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,222
Total (2 units)			$2,223

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	22d	1	0.24mi
540 Cameron Ave Youngstown, OH	4.0	2.0	1780	$1,300	$0.73	22d	1	0.37mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	22d	1	0.71mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	14d	1	1.22mi

Listing history 15 events

1. 2026-06-03
   statusdays on market $59,000 Pending 6 DOM
2. 2026-06-02
   days on market $59,000 Active 5 DOM
3. 2026-06-01
   days on market $59,000 Active 4 DOM
4. 2026-05-31
   days on market $59,000 Active 3 DOM
5. 2026-05-30
   days on market $59,000 Active 2 DOM
6. 2026-05-28
   listed $59,000 Active
7. 2020-02-10
   historical 786-char remark

   Show marketing remark (786 chars)

   Quality built Duplex! Great tenants that pay their rent and maintain property! Upstairs tenant has lived there for 5 years, the upstairs tenants moved in on 09/01/19. Very nice tenant that keeps the property clean, hardwood floors, some new windows, large rooms. The downstairs tenant pay $400 in rent plus gas and electric, owner pays water. The upstairs tenant pays $450 plus electric. The electric is separate between units but the gas operates off of a single furnace and hot water tank. 2 blocks from Park! Bus line at South Ave. approx. 1/2 block. This street is only abut 2 1/2 blocks long, so not a lot of traffic. Sidewalk community. Lots of amenities like stores, restaurants, laundromat near. 3 minutes to downtown Youngstown and the College! 2 minutes to the 680 Expressway.

8. 2020-02-10
   soldstatus $25,000 Closed 786-char remark

   Show marketing remark (786 chars)

   Quality built Duplex! Great tenants that pay their rent and maintain property! Upstairs tenant has lived there for 5 years, the upstairs tenants moved in on 09/01/19. Very nice tenant that keeps the property clean, hardwood floors, some new windows, large rooms. The downstairs tenant pay $400 in rent plus gas and electric, owner pays water. The upstairs tenant pays $450 plus electric. The electric is separate between units but the gas operates off of a single furnace and hot water tank. 2 blocks from Park! Bus line at South Ave. approx. 1/2 block. This street is only abut 2 1/2 blocks long, so not a lot of traffic. Sidewalk community. Lots of amenities like stores, restaurants, laundromat near. 3 minutes to downtown Youngstown and the College! 2 minutes to the 680 Expressway.

9. 2020-02-10
   soldstatus $45,000

   Show marketing remark (786 chars)

   Quality built Duplex! Great tenants that pay their rent and maintain property! Upstairs tenant has lived there for 5 years, the upstairs tenants moved in on 09/01/19. Very nice tenant that keeps the property clean, hardwood floors, some new windows, large rooms. The downstairs tenant pay $400 in rent plus gas and electric, owner pays water. The upstairs tenant pays $450 plus electric. The electric is separate between units but the gas operates off of a single furnace and hot water tank. 2 blocks from Park! Bus line at South Ave. approx. 1/2 block. This street is only abut 2 1/2 blocks long, so not a lot of traffic. Sidewalk community. Lots of amenities like stores, restaurants, laundromat near. 3 minutes to downtown Youngstown and the College! 2 minutes to the 680 Expressway.

10. 2020-01-13
    historical Contingent 786-char remark

    Show marketing remark (786 chars)

    Quality built Duplex! Great tenants that pay their rent and maintain property! Upstairs tenant has lived there for 5 years, the upstairs tenants moved in on 09/01/19. Very nice tenant that keeps the property clean, hardwood floors, some new windows, large rooms. The downstairs tenant pay $400 in rent plus gas and electric, owner pays water. The upstairs tenant pays $450 plus electric. The electric is separate between units but the gas operates off of a single furnace and hot water tank. 2 blocks from Park! Bus line at South Ave. approx. 1/2 block. This street is only abut 2 1/2 blocks long, so not a lot of traffic. Sidewalk community. Lots of amenities like stores, restaurants, laundromat near. 3 minutes to downtown Youngstown and the College! 2 minutes to the 680 Expressway.

11. 2019-12-23
    listed $21,900 Active 786-char remark

    Show marketing remark (786 chars)

    Quality built Duplex! Great tenants that pay their rent and maintain property! Upstairs tenant has lived there for 5 years, the upstairs tenants moved in on 09/01/19. Very nice tenant that keeps the property clean, hardwood floors, some new windows, large rooms. The downstairs tenant pay $400 in rent plus gas and electric, owner pays water. The upstairs tenant pays $450 plus electric. The electric is separate between units but the gas operates off of a single furnace and hot water tank. 2 blocks from Park! Bus line at South Ave. approx. 1/2 block. This street is only abut 2 1/2 blocks long, so not a lot of traffic. Sidewalk community. Lots of amenities like stores, restaurants, laundromat near. 3 minutes to downtown Youngstown and the College! 2 minutes to the 680 Expressway.

12. 2008-09-29
    soldstatus $11,000
13. 2008-08-19
    listed $12,900
14. 2006-07-28
    soldstatus $56,000
15. 1999-09-15
    listed $21,900

ⓘ 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: $534 · $44/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$193/yr (+$16/mo · 36.3%)

ⓘ 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 ≥96°F today · 18 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: $26,676
• − Mortgage interest: −$3,305
• − Property taxes: −$534
• − Insurance: −$295
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$1,716
• Taxable income: $16,558
• Est. tax owed @ 24.0%: −$3,974
• After-tax cash flow: $12,559/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

+169.4% since first listed

10 events — show timeline

• 2026-05-28 Listed $59,000 MLSNOW
• 2020-02-10 Listing Removed — MLSNOW
• 2020-02-10 Sold (Public Records) $45,000 Public Records
• 2020-02-10 Sold (MLS) $25,000 MLSNOW
• 2020-01-13 Contingent — MLSNOW
• 2019-12-23 Listed $21,900 MLSNOW
• 2008-09-29 Sold (MLS) $11,000 MLSNOW
• 2008-08-19 Listed $12,900 MLSNOW
• 2006-07-28 Sold (Public Records) $56,000 Public Records
• 1999-09-15 Listed $21,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $534 · +22.7% YoY. Source: county tax records.