1594 2nd St · Youngstown, OH 44509

$98,700

3 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 17 Days on market

Built 1906 5,009 sqft lot Est $87k · 14% 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept property with some improvements

Key facts

• 5,009 sq ft lot
• Garage
• Built 1906

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 21d 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 39% 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 $682 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $33k; list at $99k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,219 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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: 1.21% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.73%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $86,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 N Maryland Ave	0.35mi	3/1.0	1,533 (+1%)	2mo	$105,000	$68	79
50 Glacier Ave	0.26mi	3/2.0	1,454 (-5%)	1mo	$108,000	$74	78
1509 Mahoning Ave	0.24mi	4/2.0 (+1)	1,586 (+4%)	2mo	$23,000	$15	74
164 N Maryland Ave	0.36mi	3/1.0	1,472 (-3%)	8mo	$60,750	$41	69
115 N Richview Ave	0.58mi	3/2.0	1,499 (-2%)	1mo	$96,000	$64	67
106 Steel St	0.09mi	3/1.0	1,305 (-14%)	8mo	$45,000	$34	63
112 Glacier Ave	0.31mi	3/2.0	1,684 (+10%)	8mo	$140,000	$83	60
234 S Portland Ave	0.52mi	3/1.5	1,404 (-8%)	7mo	$79,500	$57	57
125 N Belle Vis	0.38mi	4/1.0 (+1)	1,368 (-10%)	3mo	$49,000	$36	56
42 Milton Ave	0.23mi	3/1.0	1,311 (-14%)	10mo	$72,500	$55	56
134 Millet Ave	0.55mi	3/2.5	1,700 (+12%)	6mo	$70,000	$41	46
1016 Cliff View St	0.75mi	3/2.5	1,300 (-15%)	10mo	$180,000	$138	29

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,583
• Equity at exit: $14,716

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $32,566
• Equity at exit: $8,534

Cash invested: $27,636 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$518
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $339

Break-even live

Break-even rent $768

Max offer price $98,700

Occupancy floor 67%

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: $24,675
• Closing costs: $2,961
• 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	21d	1	0.19mi
116 N Portland Ave Youngstown, OH	4.0	2.0	1920	$1,750	$0.91	21d	1	0.29mi
913 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	0.92mi
911 Hawthorne St Youngstown, OH	3.0	1.0	1198	$1,080	$0.90	21d	1	0.92mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	21d	1	0.93mi
546 Breaden St Youngstown, OH	3.0	1.0	1430	$1,080	$0.76	21d	1	1.13mi
351 Lincoln Ave Youngstown, OH	3.0–5.0	3.0–5.0	1527	$699	$0.46	13d	10	1.41mi

Listing history 13 events

1. 2026-06-19
   days on market $98,700 Active 17 DOM
2. 2026-06-18
   days on market $98,700 Active 16 DOM
3. 2026-06-17
   days on market $98,700 Active 15 DOM
4. 2026-06-16
   days on market $98,700 Active 14 DOM
5. 2026-06-15
   days on market $98,700 Active 13 DOM
6. 2026-06-14
   days on market $98,700 Active 11 DOM
7. 2026-06-13
   days on market $98,700 Active 10 DOM
8. 2026-06-10
   days on market $98,700 Active 8 DOM
9. 2026-06-09
   days on market $98,700 Active 7 DOM
10. 2026-06-08
    days on market $98,700 Active 6 DOM
11. 2026-06-07
    days on market $98,700 Active 5 DOM
12. 2026-06-03
    remarks 28-char remark
13. 2026-06-03
    listed $98,700 Active 1 DOM

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$483/yr (+$40/mo · 84.4%)

ⓘ 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: $14,365
• − Mortgage interest: −$5,529
• − Property taxes: −$573
• − Insurance: −$494
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,871
• Taxable income: $2,600
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,447/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

+59.2% since first listed

20 events — show timeline

• 2026-06-02 Listed $98,700 MLSNOW
• 2026-02-06 Sold (MLS) $33,000 MLSNOW
• 2025-05-14 Pending — MLSNOW
• 2025-04-28 Price Changed $49,700 MLSNOW
• 2024-12-05 Listed $74,900 MLSNOW
• 2021-06-28 Sold (MLS) $30,000 MLSNOW
• 2021-06-03 Pending — MLSNOW
• 2021-05-27 Relisted — MLSNOW
• 2021-05-22 Listed $33,000 MLSNOW
• 2020-08-01 Listing Removed — MLSNOW
• 2020-06-23 Price Changed $39,500 MLSNOW
• 2020-04-16 Price Changed $47,000 MLSNOW
• 2020-03-09 Price Changed $47,900 MLSNOW
• 2019-12-30 Listed $49,900 MLSNOW
• 2019-11-03 Listing Removed — MLSNOW
• 2019-10-13 Price Changed $49,900 MLSNOW
• 2019-09-23 Listed $59,900 MLSNOW
• 2007-11-30 Sold (MLS) $16,000 MLSNOW
• 2007-08-03 Listed $22,000 MLSNOW
• 2004-07-30 Sold (Public Records) $62,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $573 · -11.9% YoY. Source: county tax records.