1604 First St · Youngstown, OH 44509

$49,900

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 3 Days on market

Built 1924 5,009 sqft lot Est $94k · 47% 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

Welcome to 1604 1st Street! Situated on Youngstown’s west side, this charming 3-bedroom, 1.5-bath home offers nearly 1,500 square feet of comfortable living space filled with character and functionality. From the moment you arrive, you’ll appreciate the inviting feel and spacious layout designed for both everyday living and entertaining. Inside, the home features generously sized rooms and timeless charm throughout, offering the perfect opportunity to add your own personal touches over time. One of the property’s standout features is the private enclosed second-floor balcony, a unique space perfect for relaxing, reading, or enjoying your morning coffee. Additional highligh

Key facts

• Full basement
• Walk-up attic
• Detached garage

Tags

• FULL BASEMENT
• DETACHED GARAGE
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Aluminum siding; Asphalt roof; Above-grade finished area approximately 1,472 (assessor)
• Construction: Aluminum siding construction; Asphalt roof
• Exterior features: Driveway

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedrooms and living areas included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement
• Laundry & utility: Washer in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 18.0% 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: 64 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 33% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1924 — 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: 2.03% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.68%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $94,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Glacier Ave	0.21mi	3/2.0	1,454 (-1%)	1mo	$108,000	$74	84
164 N Maryland Ave	0.37mi	3/1.0	1,472 (0%)	8mo	$60,750	$41	76
219 N Maryland Ave	0.37mi	3/1.0	1,533 (+4%)	2mo	$105,000	$68	74
106 Steel St	0.09mi	3/1.0	1,305 (-11%)	8mo	$45,000	$34	70
1509 Mahoning Ave	0.21mi	4/2.0 (+1)	1,586 (+8%)	2mo	$23,000	$15	67
115 N Richview Ave	0.58mi	3/2.0	1,499 (+2%)	1mo	$96,000	$64	65
130 N Portland Ave	0.28mi	3/1.0	1,285 (-13%)	3mo	$90,000	$70	64
125 N Belle Vis	0.37mi	4/1.0 (+1)	1,368 (-7%)	3mo	$49,000	$36	64
234 S Portland Ave	0.46mi	3/1.5	1,404 (-5%)	7mo	$79,500	$57	63
1008 Cliff View St	0.74mi	3/2.0	1,474 (+0%)	4mo	$170,000	$115	57
112 Glacier Ave	0.26mi	3/2.0	1,684 (+14%)	8mo	$140,000	$83	53
77 Fernwood Ave	0.44mi	3/2.0	1,255 (-15%)	6mo	$50,000	$40	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: 38.3%
• Equity multiple: 2.63×
• Total profit: $22,822
• Equity at exit: $7,440

10-year hold

• IRR: 44.8%
• Equity multiple: 5.27×
• Total profit: $59,665
• Equity at exit: $4,314

Cash invested: $13,972 (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 44509

• Home prices YoY: -9.3%
• Active inventory: 64
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$262
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $485

Break-even live

Break-even rent $400

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $514	-5% $499	+0% $485	+5% $471	+10% $457
Rent	-10% $405	-5% $445	+0% $485	+5% $525	+10% $565
Rate	-1.0pp $510	-0.5pp $498	base $485	+0.5pp $472	+1.0pp $459

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	22d	1	0.22mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	22d	1	0.89mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	0.91mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	22d	1	0.92mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	22d	1	1.10mi
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	14d	1	1.44mi
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$699	$0.46	14d	10	1.48mi

Listing history 4 events

1. 2026-05-31
   status $49,900 Pending 3 DOM
2. 2026-05-31
   days on market $49,900 Active 3 DOM
3. 2026-05-30
   days on market $49,900 Active 2 DOM
4. 2026-05-28
   listed $49,900 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: $405 · $34/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$187/yr (+$16/mo · 46.1%)

ⓘ 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 ≥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: $12,175
• − Mortgage interest: −$2,795
• − Property taxes: −$405
• − Insurance: −$250
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,452
• Taxable income: $5,326
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $4,546/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 · 224,175 people
• City population: 28,503
• Metro: Youngstown-Warren, OH
• Population (ZIP): 10,775
• Household income: $36,472
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 10.4

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 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 2% Subsaharan African 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -22.34%
• Current HPI: 217.0797
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-28 Listed $49,900 MLSNOW

Property tax history

-2.4%/yr

Latest (2025): $405 · -11.8% YoY. Source: county tax records.