417 Kenmore Ave · Youngstown, OH 44511

$44,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 111 Days on market

Built 1914 4,486 sqft lot Est $53k · 17% 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

Great rental. 3 Bedroom 1 bath house. Furnace 10 years. Roof 5 years. New hot water tank and electrical panel. Tenant in place, long term (8 years) pays $750.

Key facts

• New hot water tank
• Furnace 10 years
• New electrical panel

Tags

• FURNACE 10 YEARS
• ROOF 5 YEARS
• NEW HOT WATER TANK
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished living area about 1,204 (source: assessor)
• Construction: Built per public records; Asphalt and fiberglass roof
• Exterior features: Aluminum siding; Lot approximately 0.103 acres

Interior

• Kitchen:
• Bedrooms: Total rooms: 6
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Heating present
• Interior features: Full basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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: 79 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); 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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.77% ✓
• Cap rate: 25.35%
• Cash-on-cash: 68.08%
• DSCR: 4.03
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $52,976
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Breaden St	0.20mi	3/1.0	1,198 (-0%)	2mo	$98,000	$82	88
519 Kenmore Ave	0.12mi	3/2.0	1,328 (+10%)	17mo	$59,000	$44	59
510 W Evergreen Ave	0.45mi	3/2.0	1,266 (+5%)	10mo	$47,500	$38	59
114 W Chalmers Ave	0.38mi	3/1.5	1,242 (+3%)	20mo	$100,000	$81	58
605 W Warren Ave	0.46mi	3/1.5	1,312 (+9%)	5mo	$52,500	$40	57
193 W Glenaven Ave	0.54mi	3/1.5	1,368 (+14%)	17mo	$20,000	$15	36

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: 67.5%
• Equity multiple: 4.03×
• Total profit: $37,379
• Equity at exit: $6,561

10-year hold

• IRR: 71.6%
• Equity multiple: 8.29×
• Total profit: $89,845
• Equity at exit: $3,804

Cash invested: $12,320 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $699

Break-even live

Break-even rent $336

Max offer price $44,000

Occupancy floor 38%

Sensitivity live

Price	-10% $724	-5% $711	+0% $699	+5% $686	+10% $674
Rent	-10% $602	-5% $651	+0% $699	+5% $747	+10% $795
Rate	-1.0pp $721	-0.5pp $710	base $699	+0.5pp $688	+1.0pp $676

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	22d	1	0.26mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	0.56mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	0.56mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	22d	1	1.22mi

Listing history 21 events

1. 2026-06-21
   days on market $44,000 Active 111 DOM
2. 2026-06-19
   days on market $44,000 Active 109 DOM
3. 2026-06-18
   days on market $44,000 Active 108 DOM
4. 2026-06-17
   days on market $44,000 Active 107 DOM
5. 2026-06-16
   days on market $44,000 Active 106 DOM
6. 2026-06-15
   days on market $44,000 Active 105 DOM
7. 2026-06-14
   days on market $44,000 Active 103 DOM
8. 2026-06-13
   days on market $44,000 Active 102 DOM
9. 2026-06-10
   days on market $44,000 Active 100 DOM
10. 2026-06-09
    days on market $44,000 Active 99 DOM
11. 2026-06-08
    days on market $44,000 Active 98 DOM
12. 2026-06-07
    days on market $44,000 Active 97 DOM
13. 2026-06-03
    days on market $44,000 Active 93 DOM
14. 2026-06-02
    days on market $44,000 Active 92 DOM
15. 2026-06-01
    days on market $44,000 Active 91 DOM
16. 2026-05-31
    days on market $44,000 Active 90 DOM
17. 2026-05-30
    days on market $44,000 Active 89 DOM
18. 2026-05-12
    historical Contingent
19. 2026-03-13
    status Active
20. 2026-03-05
    historical Contingent
21. 2026-03-02
    listed $44,000 Active

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$246/yr (+$21/mo · 127.2%)

ⓘ 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 · 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: $14,645
• − Mortgage interest: −$2,465
• − Property taxes: −$194
• − Insurance: −$220
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$1,280
• Taxable income: $8,143
• Est. tax owed @ 24.0%: −$1,954
• After-tax cash flow: $6,433/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

4 events — show timeline

• 2026-05-12 Contingent — MLSNOW
• 2026-03-13 Relisted — MLSNOW
• 2026-03-05 Contingent — MLSNOW
• 2026-03-02 Listed $44,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $194 · -11.7% YoY. Source: county tax records.