2446 Vestal Rd · Youngstown, OH 44509

$114,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 42 Days on market

Built 1914 6,621 sqft lot Est $101k · 12% over

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Why this score? — see what drove the D- 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 +18.3/30.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This solid 2-bedroom, 1-bathroom home offers a spacious layout, fenced in back yard, and 2.5 car detached garage. The main floor features a comfortable living room, bright eat-in kitchen, full bathroom, and upstairs are the 2 generous sized bedrooms. Recent updates include partial basement waterproofing (2026), electric panel (2025), hot water tank (2025), roof (2025), and energy-efficient aluminum windows (2024) . .. ensuring peace of mind for years to come. This home offers an excellent opportunity to add your personal touch and create the perfect home! The spacious 2.5 car detached garage is complete with all utilities and a furnace, making it an ideal workshop, storage area, hobby space

Key facts

• Hot water tank
• Roof
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• PARTIAL BASEMENT WATERPROOFING
• ELECTRIC PANEL
• HOT WATER TANK
• ROOF
• DETACHED GARAGE WITH UTILITIES

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Garage provides approximately 2.5 vehicle spaces
• Utilities: Public water; Public sewer
• Home design: Two-story house; Above-grade living area approximately 1,004 (source: assessor)
• Construction: Aluminum siding exterior; Composition roof; Block foundation; Built (year per public records)
• Exterior features: Front porch; Covered rear porch; Back-yard fencing

Interior

• Kitchen: Eat-in kitchen on the first floor (15 x 13 ft); Range; Refrigerator
• Bedrooms: Two bedrooms on the second floor (14 x 12 ft and 15 x 13 ft)
• Flooring: Carpet in living room and bedrooms; Linoleum in kitchen; Ceramic tile in bathroom
• Bathrooms: One full bathroom on the first floor (9 x 5 ft)
• Heating & cooling: Forced-air heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Aluminum-framed windows; Full unfinished basement
• Laundry & utility: Washer and dryer – laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (13.4% below list).
• Recommended offer: $99k (13.4% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $788 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $98,757 (13.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $101,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2453 Eddie St	0.20mi	3/1.0 (+1)	1,068 (+6%)	7mo	$92,000	$86	70
2306 Cherry Hill Ave	0.41mi	3/1.0 (+1)	1,056 (+5%)	2mo	$107,000	$101	66
2909 Vestal Rd	0.38mi	3/1.0 (+1)	968 (-4%)	9mo	$73,000	$75	64
2608 Cherry Hill Ave	0.40mi	2/1.0	1,020 (+2%)	20mo	$75,000	$74	62
634 N Hartford Ave	0.62mi	3/1.5 (+1)	1,008 (+0%)	6mo	$123,000	$122	58
2929 Roy St	0.47mi	3/1.0 (+1)	988 (-2%)	17mo	$60,000	$61	57
1949 Concord Ave	0.55mi	2/1.0	1,080 (+8%)	11mo	$30,000	$28	53
2101 Cherry Hill Ave	0.50mi	3/1.0 (+1)	884 (-12%)	2mo	$100,000	$113	50
648 N Hartford Ave	0.61mi	3/1.0 (+1)	1,008 (+0%)	20mo	$82,000	$81	50
1928 Donald Ave	0.43mi	2/1.0	896 (-11%)	19mo	$105,900	$118	46
666 N Schenley Ave	0.61mi	3/1.0 (+1)	936 (-7%)	19mo	$113,000	$121	39
2820 Burbank Ave	0.75mi	3/1.0 (+1)	892 (-11%)	10mo	$128,000	$143	33

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-11,898
• Equity at exit: $16,998

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,043
• Equity at exit: $9,857

Cash invested: $31,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $104

Break-even live

Break-even rent $856

Max offer price $114,000

Occupancy floor 84%

Sensitivity live

Price	-10% $169	-5% $136	+0% $104	+5% $72	+10% $40
Rent	-10% $26	-5% $65	+0% $104	+5% $143	+10% $182
Rate	-1.0pp $161	-0.5pp $133	base $104	+0.5pp $75	+1.0pp $44

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 Roy St Youngstown, OH	3.0	1.0	988	$1,100	$1.11	15d	1	0.48mi
2624 Oakwood Ave Unit 2632 Youngstown, OH	3.0	1.0	1064	$850	$0.80	23d	1	1.03mi
3143 Mahoning Ave Youngstown, OH	2.0	1.0	700	$1,000	$1.43	23d	1	1.29mi
2634 Austin Ave Youngstown, OH	2.0	1.0	784	$775	$0.99	45d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $114,000 Active 42 DOM
2. 2026-06-19
   days on market $114,000 Active 40 DOM
3. 2026-06-18
   days on market $114,000 Active 39 DOM
4. 2026-06-17
   days on market $114,000 Active 38 DOM
5. 2026-06-16
   days on market $114,000 Active 37 DOM
6. 2026-06-15
   days on market $114,000 Active 36 DOM
7. 2026-06-14
   days on market $114,000 Active 34 DOM
8. 2026-06-13
   pricedays on market $114,000 Active 33 DOM
9. 2026-06-10
   days on market $119,000 Active 31 DOM
10. 2026-06-09
    days on market $119,000 Active 30 DOM
11. 2026-06-08
    days on market $119,000 Active 29 DOM
12. 2026-06-07
    days on market $119,000 Active 28 DOM
13. 2026-06-03
    days on market $119,000 Active 24 DOM
14. 2026-06-02
    days on market $119,000 Active 23 DOM
15. 2026-06-01
    days on market $119,000 Active 22 DOM
16. 2026-05-31
    days on market $119,000 Active 21 DOM
17. 2026-05-30
    days on market $119,000 Active 20 DOM
18. 2026-05-10
    listed $119,000 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: $369 · $31/mo
• Projected year-2 tax: $1,074 · $89/mo
• Expected delta: +$705/yr (+$59/mo · 190.8%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,851
• − Mortgage interest: −$6,386
• − Property taxes: −$369
• − Insurance: −$570
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$3,316
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,414/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

• 2026-05-10 Listed $119,000 MLSNOW

Property tax history

-4.6%/yr

Latest (2025): $369 · -11.8% YoY. Source: county tax records.