1654 Lynn Ave · Youngstown, OH 44514

$85,000

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

Built 1953 Est $164k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Cute Cape featuring newer roof, detached two car garage, fenced in back yard, enclosed patio and handicap ramp into home! 3 bedrooms, 2 bathrooms. All appliances stay including washer and dryer.

Key facts

• Newer roof
• Fenced in back yard
• Handicap ramp

Tags

• NEWER ROOF
• DETACHED TWO CAR GARAGE
• FENCED IN BACK YARD
• ENCLOSED PATIO
• HANDICAP RAMP

Property features AI

Exterior

• Home design: Built in 1953
• Construction: Living area approximately 1,224
• Exterior features: Located in the Brownlee Woods neighborhood

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 155 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y 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 $42k; list at $85k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.59% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.04%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $164,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 Weston Ave	0.46mi	3/1.0	1,227 (+0%)	1mo	$89,000	$73	77
1562 Medford Ave	0.43mi	3/1.0	1,170 (-4%)	3mo	$129,156	$110	70
1928 Palo Verde Dr	0.26mi	3/1.0	1,074 (-12%)	3mo	$130,000	$121	65
536 Creed St	0.65mi	3/1.0	1,272 (+4%)	4mo	$170,000	$134	60
1646 Everett Ave	0.53mi	4/1.0 (+1)	1,152 (-6%)	3mo	$100,000	$87	58
1919 Wingate Rd	0.64mi	3/2.0	1,190 (-3%)	5mo	$170,000	$143	57
2002 Bancroft Ave	0.34mi	3/2.0	1,080 (-12%)	4mo	$131,500	$122	57
1720 Sequoya Dr	0.27mi	3/2.0	1,044 (-15%)	4mo	$168,000	$161	55
587 Edison St	0.60mi	2/2.0 (-1)	1,163 (-5%)	2mo	$160,000	$138	53
612 Maplewood Ave	0.53mi	3/1.0	1,056 (-14%)	3mo	$135,000	$128	50
511 Edison St	0.74mi	3/2.0	1,120 (-8%)	1mo	$214,000	$191	47
5522 Sheridan Rd	0.69mi	3/1.0	1,084 (-11%)	3mo	$225,000	$208	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: 13.5%
• Equity multiple: 1.54×
• Total profit: $12,860
• Equity at exit: $12,674

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $45,653
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$446
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $417

Break-even live

Break-even rent $820

Max offer price $85,000

Occupancy floor 64%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	0.57mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	43d	1	0.70mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	43d	1	0.72mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	13d	1	0.93mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	13d	1	0.93mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	43d	1	1.03mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	43d	1	1.12mi
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	13d	1	1.35mi
457 Mathews Rd Boardman, OH	3.0	1.0	1200	$1,300	$1.08	43d	1	1.40mi
413 Mathews Rd Boardman, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	1.47mi

Listing history 19 events

1. 2026-06-15
   days on market $85,000 Active 18 DOM
2. 2026-06-14
   days on market $85,000 Active 16 DOM
3. 2026-06-13
   days on market $85,000 Active 15 DOM
4. 2026-06-10
   days on market $85,000 Active 13 DOM
5. 2026-06-09
   days on market $85,000 Active 12 DOM
6. 2026-06-08
   days on market $85,000 Active 11 DOM
7. 2026-06-07
   days on market $85,000 Active 10 DOM
8. 2026-06-03
   days on market $85,000 Active 6 DOM
9. 2026-06-02
   days on market $85,000 Active 5 DOM
10. 2026-06-01
    days on market $85,000 Active 4 DOM
11. 2026-05-31
    days on market $85,000 Active 3 DOM
12. 2026-05-30
    days on market $85,000 Active 2 DOM
13. 2026-05-29
    listed $85,000 Active
14. 2012-05-22
    soldstatus $42,000 194-char remark

    Show marketing remark (194 chars)

    Cute Cape featuring newer roof, detached two car garage, fenced in back yard, enclosed patio and handicap ramp into home! 3 bedrooms, 2 bathrooms. All appliances stay including washer and dryer.

15. 2012-01-15
    listed $47,900 194-char remark

    Show marketing remark (194 chars)

    Cute Cape featuring newer roof, detached two car garage, fenced in back yard, enclosed patio and handicap ramp into home! 3 bedrooms, 2 bathrooms. All appliances stay including washer and dryer.

16. 1994-10-05
    soldstatus $56,900
17. 1994-08-19
    listed $56,900
18. 1992-05-29
    soldstatus $50,200
19. 1985-06-28
    soldstatus $38,000

ⓘ 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: $2,004 · $167/mo
• Projected year-2 tax: $2,004 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,183
• − Mortgage interest: −$4,761
• − Property taxes: −$2,004
• − Insurance: −$425
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,473
• Taxable income: $3,931
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,064/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

+123.7% since first listed

7 events — show timeline

• 2026-05-29 Listed $85,000 FSBO.com
• 2012-05-22 Sold (MLS) $42,000 MLSNOW
• 2012-01-15 Listed $47,900 MLSNOW
• 1994-10-05 Sold (Public Records) $56,900 Public Records
• 1994-08-19 Listed $56,900 MLSNOW
• 1992-05-29 Sold (Public Records) $50,200 Public Records
• 1985-06-28 Sold (Public Records) $38,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,004 · +40.9% YoY. Source: county tax records.