265 Sexton St · Struthers, OH 44471

$139,900

3 bd · 1.5 ba · 1,772 sqft · SingleFamily public records · 137 Days on market

Built 1911 5,619 sqft lot $79/sqft · 13% above area Est $124k · 13% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0

Listing remarks MLS

Move-in ready! Beautiful 3 bedroom 2 Bath home. The welcoming front porch leads to the large Living Room and Dining Room featuring hardwood floors and beautiful woodwork. The kitchen has new LTV flooring, all appliances stay. The 2nd floor features 3 bedrooms and a remodeled full bath with Ceramic tile. Finished Bonus room in the attic. Shower and toilet in basement. One car garage. The windows were replaced 8 years ago, the roof and electric were updated in 2010, the furnace was redone with a new motor and a mother board. The stove in 2019, bathroom remodeled in 2021, 2 bedrooms were remodeled with floor and paint. HWT is 2years old. Newer siding.

Key facts

• New ltv flooring
• Front porch
• Huge bedroom

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• NEW LTV FLOORING
• REMODELED FULL BATH
• CERAMIC TILE
• HUGE BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.4% in Struthers — 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 71/100 on livability (#418 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute C-, amenities F, employment F.
• Struthers City (suburban): math 45% / reading 52% proficiency, ranked #475 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $140k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.27% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $123,832
• List price: $139,900
• Delta: 12.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 William St	0.25mi	3/1.0	1,716 (-3%)	10mo	$140,000	$82	73
726 5th St	0.18mi	4/1.5 (+1)	1,692 (-4%)	10mo	$185,000	$109	70
129 Sexton St	0.26mi	4/1.5 (+1)	1,932 (+9%)	5mo	$160,000	$83	64
309 Sexton St	0.08mi	4/2.0 (+1)	1,576 (-11%)	10mo	$116,000	$74	62
486 W Wilson St	0.50mi	3/2.0	1,774 (+0%)	17mo	$206,000	$116	60
595 Elm St	0.61mi	3/2.5	1,752 (-1%)	11mo	$230,000	$131	57
2539 Mount Vernon Ave	0.66mi	4/2.0 (+1)	1,794 (+1%)	7mo	$85,000	$47	54
504 Brandon Ave	0.70mi	3/2.0	1,654 (-7%)	20mo	$202,000	$122	38
421 W Omar St	0.70mi	3/1.5	1,527 (-14%)	11mo	$192,000	$126	34
491 W Wilson St	0.48mi	4/1.0 (+1)	1,530 (-14%)	19mo	$195,000	$127	32
496 W Harvey St	0.75mi	4/3.0 (+1)	1,594 (-10%)	14mo	$243,000	$152	26
580 Como St	0.67mi	3/3.0	1,507 (-15%)	20mo	$237,500	$158	21

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,964
• Equity at exit: $20,860

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $52,776
• Equity at exit: $12,096

Cash invested: $39,172 (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 44471

• Home prices YoY: -1.5%
• Active inventory: 66
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $529

Break-even live

Break-even rent $1,110

Max offer price $139,900

Occupancy floor 65%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	13d	1	0.76mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	13d	1	1.05mi

Listing history 22 events

1. 2026-06-19
   days on market $139,900 Active 137 DOM
2. 2026-06-18
   days on market $139,900 Active 136 DOM
3. 2026-06-17
   days on market $139,900 Active 135 DOM
4. 2026-06-16
   days on market $139,900 Active 134 DOM
5. 2026-06-15
   days on market $139,900 Active 133 DOM
6. 2026-06-14
   days on market $139,900 Active 131 DOM
7. 2026-06-13
   days on market $139,900 Active 130 DOM
8. 2026-06-10
   days on market $139,900 Active 128 DOM
9. 2026-06-09
   days on market $139,900 Active 127 DOM
10. 2026-06-08
    days on market $139,900 Active 126 DOM
11. 2026-06-07
    days on market $139,900 Active 125 DOM
12. 2026-06-03
    days on market $139,900 Active 121 DOM
13. 2026-06-02
    days on market $139,900 Active 120 DOM
14. 2026-06-01
    days on market $139,900 Active 119 DOM
15. 2026-05-31
    days on market $139,900 Active 118 DOM
16. 2026-05-30
    days on market $139,900 Active 117 DOM
17. 2026-04-13
    price $139,900 657-char remark

    Show marketing remark (657 chars)

    Move-in ready! Beautiful 3 bedroom 2 Bath home. The welcoming front porch leads to the large Living Room and Dining Room featuring hardwood floors and beautiful woodwork. The kitchen has new LTV flooring, all appliances stay. The 2nd floor features 3 bedrooms and a remodeled full bath with Ceramic tile. Finished Bonus room in the attic. Shower and toilet in basement. One car garage. The windows were replaced 8 years ago, the roof and electric were updated in 2010, the furnace was redone with a new motor and a mother board. The stove in 2019, bathroom remodeled in 2021, 2 bedrooms were remodeled with floor and paint. HWT is 2years old. Newer siding.

18. 2026-03-23
    price $149,900 657-char remark

    Show marketing remark (657 chars)

    Move-in ready! Beautiful 3 bedroom 2 Bath home. The welcoming front porch leads to the large Living Room and Dining Room featuring hardwood floors and beautiful woodwork. The kitchen has new LTV flooring, all appliances stay. The 2nd floor features 3 bedrooms and a remodeled full bath with Ceramic tile. Finished Bonus room in the attic. Shower and toilet in basement. One car garage. The windows were replaced 8 years ago, the roof and electric were updated in 2010, the furnace was redone with a new motor and a mother board. The stove in 2019, bathroom remodeled in 2021, 2 bedrooms were remodeled with floor and paint. HWT is 2years old. Newer siding.

19. 2026-03-02
    price $159,900 657-char remark

    Show marketing remark (657 chars)

    Move-in ready! Beautiful 3 bedroom 2 Bath home. The welcoming front porch leads to the large Living Room and Dining Room featuring hardwood floors and beautiful woodwork. The kitchen has new LTV flooring, all appliances stay. The 2nd floor features 3 bedrooms and a remodeled full bath with Ceramic tile. Finished Bonus room in the attic. Shower and toilet in basement. One car garage. The windows were replaced 8 years ago, the roof and electric were updated in 2010, the furnace was redone with a new motor and a mother board. The stove in 2019, bathroom remodeled in 2021, 2 bedrooms were remodeled with floor and paint. HWT is 2years old. Newer siding.

20. 2026-02-02
    listed $169,900 Active 657-char remark

    Show marketing remark (657 chars)

    Move-in ready! Beautiful 3 bedroom 2 Bath home. The welcoming front porch leads to the large Living Room and Dining Room featuring hardwood floors and beautiful woodwork. The kitchen has new LTV flooring, all appliances stay. The 2nd floor features 3 bedrooms and a remodeled full bath with Ceramic tile. Finished Bonus room in the attic. Shower and toilet in basement. One car garage. The windows were replaced 8 years ago, the roof and electric were updated in 2010, the furnace was redone with a new motor and a mother board. The stove in 2019, bathroom remodeled in 2021, 2 bedrooms were remodeled with floor and paint. HWT is 2years old. Newer siding.

21. 2004-09-21
    soldstatus $90,000
22. 2004-08-17
    soldstatus $55,600

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$583/yr (+$49/mo · 57.3%)

ⓘ 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: $21,345
• − Mortgage interest: −$7,837
• − Property taxes: −$1,017
• − Insurance: −$700
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$4,070
• Taxable income: $4,307
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $5,309/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: Struthers City
• NCES district ID: 3904485
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $37,753
• Composite: 40.35/100
• National rank: #3742
• State rank: #475 of 656 in OH

Livability — Struthers

• Score: 71/100
• State rank: #418
• US rank: #6867

Category grades

Amenities F Commute C- Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Struthers, OH
• County: Mahoning · 224,175 people
• City population: 10,296
• Metro: Youngstown-Warren, OH
• Population (ZIP): 10,296
• Household income: $52,811
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 12.2

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 8% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

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: ▼ -4.12%
• Current HPI: 274.6394
• 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

+151.6% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $139,900 MLSNOW
• 2026-03-23 Price Changed $149,900 MLSNOW
• 2026-03-02 Price Changed $159,900 MLSNOW
• 2026-02-02 Listed $169,900 MLSNOW
• 2004-09-21 Sold (Public Records) $90,000 Public Records
• 2004-08-17 Sold (Public Records) $55,600 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,017 · -0.0% YoY. Source: county tax records.