1609 Meadowbrook Ave · Youngstown, OH 44514

$110,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 18 Days on market

Built 1951 Est $135k · 18% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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 MLS

This adorable home has so much to offer. It begins with a front porch and very nice landscaping. The kitchen has an eat in space that has a skylight and sliding glass doors that leads out onto a deck. The floor in the kitchen is a wood laminate. The living room is spacious, and then leads down a hall where there is 2 bedrooms on the first floor with a full bathroom. The upstairs is very spacious, and It can be a bedroom and an office or just a very big bedroom. The basement is partially finished that includes a bar that is staying. There is a separate laundry room and a full bathroom downstairs also. There is also a detached 2 car garage.

Key facts

• Front porch
• Sliding glass doors
• Eat in space

Tags

• FRONT PORCH
• NICE LANDSCAPING
• EAT IN SPACE
• SKYLIGHT
• SLIDING GLASS DOORS
• DECK

Property features AI

Exterior

• Home design: Single-family home built in 1951; One-story layout
• Construction: Built in 1951
• Exterior features: Located in the Brownlee Woods subdivision

Interior

• Bedrooms: Bedrooms: 3
• Bathrooms: Bathrooms: 1
• Interior features: Brick and traditional interior finishes

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 6.9% 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: 155 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $761 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.23% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $134,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 Weston Ave	0.42mi	3/1.0	1,227 (+0%)	1mo	$89,000	$73	79
1562 Medford Ave	0.30mi	3/1.0	1,170 (-4%)	3mo	$129,156	$110	76
1633 Everett Ave	0.40mi	3/1.0	1,202 (-2%)	5mo	$125,000	$104	74
1646 Everett Ave	0.43mi	4/1.0 (+1)	1,152 (-6%)	3mo	$100,000	$87	62
1913 Country Club Ave	0.37mi	3/2.0	1,092 (-11%)	0mo	$78,000	$71	61
2016 Pointview Ave	0.74mi	3/1.0	1,232 (+1%)	5mo	$34,000	$28	60
1928 Palo Verde Dr	0.40mi	3/1.0	1,074 (-12%)	3mo	$130,000	$121	58
2002 Bancroft Ave	0.38mi	3/2.0	1,080 (-12%)	4mo	$131,500	$122	55
1720 Sequoya Dr	0.35mi	3/2.0	1,044 (-15%)	4mo	$168,000	$161	52
587 Edison St	0.74mi	2/2.0 (-1)	1,163 (-5%)	2mo	$160,000	$138	47
612 Maplewood Ave	0.61mi	3/1.0	1,056 (-14%)	3mo	$135,000	$128	47
3551 Shirley Rd	0.72mi	3/2.0	1,341 (+10%)	2mo	$142,000	$106	44

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $5,377
• Equity at exit: $16,401

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $34,524
• Equity at exit: $9,511

Cash invested: $30,800 (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 44514

• Home prices YoY: -23.8%
• Active inventory: 155
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$577
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $364

Break-even live

Break-even rent $895

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $427	-5% $396	+0% $364	+5% $333	+10% $302
Rent	-10% $257	-5% $311	+0% $364	+5% $418	+10% $472
Rate	-1.0pp $420	-0.5pp $392	base $364	+0.5pp $336	+1.0pp $307

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	45d	1	0.60mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	45d	1	0.60mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	15d	1	0.63mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	15d	1	0.79mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	15d	1	0.94mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	45d	1	1.08mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	45d	1	1.15mi
457 Mathews Rd Boardman, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	1.42mi
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	15d	1	1.42mi
413 Mathews Rd Boardman, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	1.49mi

Listing history 15 events

1. 2026-06-16
   status $110,000 Under Contract 18 DOM
2. 2026-06-16
   days on market $110,000 Active 18 DOM
3. 2026-06-15
   days on market $110,000 Active 17 DOM
4. 2026-06-14
   days on market $110,000 Active 15 DOM
5. 2026-06-13
   days on market $110,000 Active 14 DOM
6. 2026-06-10
   days on market $110,000 Active 12 DOM
7. 2026-06-09
   days on market $110,000 Active 11 DOM
8. 2026-06-08
   days on market $110,000 Active 10 DOM
9. 2026-06-07
   days on market $110,000 Active 9 DOM
10. 2026-06-03
    days on market $110,000 Active 5 DOM
11. 2026-06-02
    days on market $110,000 Active 4 DOM
12. 2026-06-01
    days on market $110,000 Active 3 DOM
13. 2026-05-31
    days on market $110,000 Active 2 DOM
14. 2026-05-30
    remarks 699-char remark
15. 2026-05-30
    listed $110,000 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: $1,013 · $84/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: +$351/yr (+$29/mo · 34.7%)

ⓘ 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: $16,278
• − Mortgage interest: −$6,162
• − Property taxes: −$1,013
• − Insurance: −$550
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,200
• Taxable income: $2,748
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $3,714/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): 23,917
• Household income: $79,808
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 411.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -65.78%
• Current HPI: 210.5511
• 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

+107.5% since first listed

10 events — show timeline

• 2026-05-30 Listed $110,000 FSBO.com
• 2025-05-12 Listing Removed — MLSNOW
• 2025-05-07 Listed $150,000 MLSNOW
• 2025-02-19 Sold (Public Records) $80,000 Public Records
• 2017-08-01 Sold (Public Records) $43,000 Public Records
• 2017-07-31 Pending — MLSNOW
• 2017-07-31 Sold (MLS) $43,000 MLSNOW
• 2017-06-01 Contingent — MLSNOW
• 2017-05-23 Price Changed $45,900 MLSNOW
• 2017-05-06 Listed $53,000 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $1,013 · -11.9% YoY. Source: county tax records.