2780 Brunswick Rd · Youngstown, OH 44511

$174,900

2 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 3 Days on market

Built 1956 10,541 sqft lot Est $155k · 13% over

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Why this score? — see what drove the F 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 +10.6/30.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +1.7/15.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Squeaky clean and move in ready! This 3 bedroom ranch has been loved by one family it's entire life and it shows. Features include a newer furnace and hot water tank, replacement windows, waterproofed basement, central air conditioning, gleaming hardwood floors throughout and a new kitchen floor. Enjoy spending time on the enclosed back patio or watching the world go by from the spacious front porch. Come take a look. This one will go fast!

Key facts

• Hardwood flooring
• Colorful flower beds
• Curb appeal

Tags

• CURB APPEAL
• BEAUTIFUL LANDSCAPING
• COLORFUL FLOWER BEDS
• WELCOMING FRONT PORCH
• HARDWOOD FLOORING
• COVED CEILINGS

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-story; Block foundation
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Enclosed patio/porch; Patio; Porch

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (27.7% below list).
• Recommended offer: $126k (27.7% 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: 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $56k; list at $175k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,477 (27.7% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.72% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $154,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2934 Brunswick Rd	0.19mi	3/2.0 (+1)	1,028 (-1%)	1mo	$185,000	$180	82
2821 Rexford Rd	0.14mi	3/2.0 (+1)	1,088 (+5%)	5mo	$207,500	$191	75
1984 S Schenley Ave	0.67mi	2/2.0	1,021 (-2%)	1mo	$165,000	$162	63
2078 Cranbrook Dr	0.60mi	2/2.0	1,100 (+6%)	2mo	$149,900	$136	59
2592 Nadyne Dr	0.29mi	3/1.0 (+1)	1,144 (+10%)	5mo	$135,000	$118	58
3286 S Wendover Cir	0.35mi	3/2.0 (+1)	1,144 (+10%)	3mo	$186,000	$163	58
2569 S Schenley Ave	0.32mi	3/2.0 (+1)	1,134 (+9%)	8mo	$169,000	$149	56
3380 Sunnybrooke Dr	0.70mi	3/1.0 (+1)	960 (-8%)	4mo	$105,500	$110	45
2435 Canfield Rd	0.60mi	3/1.0 (+1)	1,134 (+9%)	9mo	$80,000	$71	42
3185 Sunnybrooke Dr	0.69mi	3/1.0 (+1)	1,144 (+10%)	2mo	$168,000	$147	42
3730 Baymar Dr	0.64mi	3/1.0 (+1)	1,134 (+9%)	10mo	$138,000	$122	40
3325 Sunnybrooke Dr	0.72mi	3/2.0 (+1)	910 (-12%)	4mo	$173,000	$190	35

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-33,999
• Equity at exit: $26,078

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-37,044
• Equity at exit: $15,122

Cash invested: $48,972 (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 44511

• Home prices YoY: -12.6%
• Active inventory: 79
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-88

Break-even live

Break-even rent $1,376

Max offer price $159,363

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-38	+0% $-88	+5% $-137	+10% $-187
Rent	-10% $-188	-5% $-138	+0% $-88	+5% $-38	+10% $12
Rate	-1.0pp $0	-0.5pp $-43	base $-88	+0.5pp $-133	+1.0pp $-179

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3968 Staatz Dr Youngstown, OH	3.0	1.5	1112	$1,650	$1.48	45d	1	1.05mi
3639 Shelby Rd Youngstown, OH	2.0	1.0	936	$1,200	$1.28	23d	1	1.15mi
4222 New Rd Youngstown, OH	3.0	1.0	874	$835	$0.96	15d	1	1.47mi

Listing history 3 events

1. 2026-06-15
   days on market $174,900 Active 3 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $174,900 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: $1,165 · $97/mo
• Projected year-2 tax: $1,947 · $162/mo
• Expected delta: +$782/yr (+$65/mo · 67.1%)

ⓘ 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: $15,177
• − Mortgage interest: −$9,797
• − Property taxes: −$1,165
• − Insurance: −$874
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$5,088
• Taxable loss: −$4,175
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $-53/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): 18,909
• Household income: $56,880
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 336.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Hispanic / Latino 8% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -40.81%
• Current HPI: 283.9088
• 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

+192.0% since first listed

8 events — show timeline

• 2026-06-12 Listed $174,900 MLSNOW
• 2019-01-03 Listing Removed — MLSNOW
• 2018-11-01 Price Changed $77,000 MLSNOW
• 2018-10-23 Listed $79,900 MLSNOW
• 2015-11-06 Sold (Public Records) $56,000 Public Records
• 2015-11-06 Sold (MLS) $56,000 MLSNOW
• 2015-09-02 Pending — MLSNOW
• 2015-08-19 Listed $59,900 MLSNOW

Property tax history

-0.4%/yr

Latest (2025): $1,165 · -13.0% YoY. Source: county tax records.