56 N Osborn · Youngstown, OH 44509

$100,000

4 bd · 2.0 ba · 1,726 sqft · MultiFamily public records · 101 Days on market

Built 1926 6,708 sqft lot Est $102k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Vinyl sided 2 story on corner lot. Each unit has LR, DR, 2BR BA, Kit. Nice size rooms. Dual heating set up, 2 electric services (not active at this time). Needs repairs and plumbing. o Freddie Mac will offer homebuyers and select non-profits an exclusive opportunity to purchase HomeSteps homes prior to competition from investors through the Freddie Mac First Look Initiative. This on-going initiative offers owner occupant homebuyers, Neighborhood Stabilization Program (NSP) grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing, without competition from investors. The purchaser must be buying the home as their primary residence. This property is eligible under the Freddie Mac First Look Initiative through 10/03/2011

Key facts

• Dual heating
• 2 electric services
• Corner lot

Tags

• CORNER LOT
• DUAL HEATING
• 2 ELECTRIC SERVICES

Property features AI

Finance

• Financial info: Two rental units: one leased at $500/month (both units are 2-bedroom, 1-bath); Above-grade finished area approximately 1,726 (source: assessor)

Exterior

• Parking: Detached garage (1 garage space); Paved parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Multi-unit building with 1 building
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Corner lot; Faces east

Interior

• Bedrooms: Two 2-bedroom units (each unit listed as Two Bedroom)
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Forced-air gas heating
• Interior features: Full, common basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: 66 active listings in the ZIP; 5 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).
• At $1,876/mo this rent would consume 62% of the median local household income ($36k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 33y 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 $10k; list at $100k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1926 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.88% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.52%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $101,834
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Bon Air Ave	0.10mi	3/3.0 (-1)	1,747 (+1%)	10mo	$55,000	$31	76
36 S Schenley Ave	0.37mi	4/2.5	1,794 (+4%)	20mo	$60,000	$33	58
259-261 Third St	0.74mi	4/2.0	1,728 (+0%)	15mo	$140,000	$81	53
757 Rhoda Ave	0.52mi	4/2.0	1,962 (+14%)	16mo	$115,000	$59	39

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: 32.3%
• Equity multiple: 2.36×
• Total profit: $38,060
• Equity at exit: $14,910

10-year hold

• IRR: 39.4%
• Equity multiple: 4.68×
• Total profit: $102,990
• Equity at exit: $8,646

Cash invested: $28,000 (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: 66
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$524
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $852

Break-even live

Break-even rent $797

Max offer price $100,000

Occupancy floor 50%

Sensitivity live

Price	-10% $909	-5% $880	+0% $852	+5% $824	+10% $796
Rent	-10% $704	-5% $778	+0% $852	+5% $926	+10% $1,000
Rate	-1.0pp $903	-0.5pp $878	base $852	+0.5pp $826	+1.0pp $800

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,876
Total (2 units)			$1,876

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	22d	1	0.38mi
116 N Portland Ave Youngstown, OH	4.0	2.0	1920	$1,750	$0.91	22d	1	1.01mi
131 N Edgehill Ave Youngstown, OH	3.0	1.0	1200	$1,350	$1.12	22d	1	1.03mi
155 N Roanoke Ave Youngstown, OH	3.0	1.5	1632	$1,500	$0.92	22d	1	1.10mi
35 Whitney Ave N Youngstown, OH	3.0	1.0	1144	$1,050	$0.92	22d	1	1.48mi

Listing history 39 events

1. 2026-06-21
   days on market $100,000 Active 101 DOM
2. 2026-06-19
   days on market $100,000 Active 99 DOM
3. 2026-06-18
   days on market $100,000 Active 98 DOM
4. 2026-06-17
   days on market $100,000 Active 97 DOM
5. 2026-06-16
   days on market $100,000 Active 96 DOM
6. 2026-06-15
   days on market $100,000 Active 95 DOM
7. 2026-06-14
   days on market $100,000 Active 93 DOM
8. 2026-06-13
   days on market $100,000 Active 92 DOM
9. 2026-06-10
   days on market $100,000 Active 90 DOM
10. 2026-06-09
    days on market $100,000 Active 89 DOM
11. 2026-06-08
    days on market $100,000 Active 88 DOM
12. 2026-06-07
    days on market $100,000 Active 87 DOM
13. 2026-06-03
    days on market $100,000 Active 83 DOM
14. 2026-06-02
    days on market $100,000 Active 82 DOM
15. 2026-06-01
    days on market $100,000 Active 81 DOM
16. 2026-05-31
    days on market $100,000 Active 80 DOM
17. 2026-05-30
    days on market $100,000 Active 79 DOM
18. 2026-03-05
    listed $100,000 Active
19. 2011-10-31
    soldstatus $10,000 817-char remark

    Show marketing remark (817 chars)

    Vinyl sided 2 story on corner lot. Each unit has LR, DR, 2BR BA, Kit. Nice size rooms. Dual heating set up, 2 electric services (not active at this time). Needs repairs and plumbing. o Freddie Mac will offer homebuyers and select non-profits an exclusive opportunity to purchase HomeSteps homes prior to competition from investors through the Freddie Mac First Look Initiative. This on-going initiative offers owner occupant homebuyers, Neighborhood Stabilization Program (NSP) grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing, without competition from investors. The purchaser must be buying the home as their primary residence. This property is eligible under the Freddie Mac First Look Initiative through 10/03/2011

20. 2011-09-16
    listed $12,000 817-char remark

    Show marketing remark (817 chars)

    Vinyl sided 2 story on corner lot. Each unit has LR, DR, 2BR BA, Kit. Nice size rooms. Dual heating set up, 2 electric services (not active at this time). Needs repairs and plumbing. o Freddie Mac will offer homebuyers and select non-profits an exclusive opportunity to purchase HomeSteps homes prior to competition from investors through the Freddie Mac First Look Initiative. This on-going initiative offers owner occupant homebuyers, Neighborhood Stabilization Program (NSP) grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing, without competition from investors. The purchaser must be buying the home as their primary residence. This property is eligible under the Freddie Mac First Look Initiative through 10/03/2011

21. 2010-07-07
    historical
22. 2009-11-10
    listed $24,900
23. 2007-12-21
    historical
24. 2007-06-21
    listed $49,900
25. 2006-01-09
    historical
26. 2005-12-18
    historical
27. 2005-08-08
    listed $59,500
28. 2004-12-15
    listed $64,500
29. 2003-04-07
    soldstatus $61,000
30. 1997-01-23
    historical
31. 1996-12-24
    listed $46,500
32. 1995-11-05
    historical
33. 1995-09-05
    listed $37,400
34. 1995-05-17
    listed $28,500
35. 1995-05-01
    historical
36. 1994-12-28
    listed $28,500
37. 1994-02-26
    historical
38. 1993-10-13
    listed $27,500
39. 1984-09-01
    soldstatus $28,000

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$397/yr (+$33/mo · 51.9%)

ⓘ 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: $22,512
• − Mortgage interest: −$5,602
• − Property taxes: −$766
• − Insurance: −$500
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$2,909
• Taxable income: $9,134
• Est. tax owed @ 24.0%: −$2,192
• After-tax cash flow: $8,034/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

+257.1% since first listed

22 events — show timeline

• 2026-03-05 Listed $100,000 MLSNOW
• 2011-10-31 Sold (MLS) $10,000 MLSNOW
• 2011-09-16 Listed $12,000 MLSNOW
• 2010-07-07 Listing Removed — MLSNOW
• 2009-11-10 Listed $24,900 MLSNOW
• 2007-12-21 Listing Removed — MLSNOW
• 2007-06-21 Listed $49,900 MLSNOW
• 2006-01-09 Listing Removed — MLSNOW
• 2005-12-18 Listing Removed — MLSNOW
• 2005-08-08 Listed $59,500 MLSNOW
• 2004-12-15 Listed $64,500 MLSNOW
• 2003-04-07 Sold (Public Records) $61,000 Public Records
• 1997-01-23 Listing Removed — MLSNOW
• 1996-12-24 Listed $46,500 MLSNOW
• 1995-11-05 Listing Removed — MLSNOW
• 1995-09-05 Listed $37,400 MLSNOW
• 1995-05-17 Listed $28,500 MLSNOW
• 1995-05-01 Listing Removed — MLSNOW
• 1994-12-28 Listed $28,500 MLSNOW
• 1994-02-26 Listing Removed — MLSNOW
• 1993-10-13 Listed $27,500 MLSNOW
• 1984-09-01 Sold (Public Records) $28,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $766 · -11.9% YoY. Source: county tax records.