609 E Dewey Ave · Youngstown, OH 44502

$44,900

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 158 Days on market

Built 1957 6,403 sqft lot Est $47k · 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 +9.5/15.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Discover the perfect addition to your real estate portfolio with this charming single-family home, complete with a reliable long-term tenant already in place. Offering stable income and easy ownership, this property is a smart choice for both new and seasoned investors. Prefer to make it your own? This home is also an excellent and affordable option for comfortable everyday living. Opportunities like this don't last-schedule your showing today before it's gone!

Key facts

• 6,403 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built per public records; Vinyl siding construction; Asphalt/fiberglass roof; Full foundation
• Exterior features: Lot approximately 0.147 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full main-level bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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: 45 active listings in the ZIP; 4 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 42% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($310 loan paydown + $798 appreciation (1.8% local appreciation)).
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 34y ago; this cycle's ask has dropped $13k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1957 — 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 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: 2.45% ✓
• Cap rate: 22.13%
• Cash-on-cash: 56.57%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $46,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Miller St	0.14mi	3/1.5	1,170 (-0%)	3mo	$47,000	$40	88
609 E Dewey Ave	0.00mi	3/1.0	1,278 (+9%)	1mo	$34,000	$27	85
444 Emery Ave	0.23mi	3/1.5	1,184 (+1%)	8mo	$27,000	$23	80
708 Miller St	0.17mi	3/1.0	1,304 (+11%)	1mo	$55,000	$42	73
3005 Rush Blvd	0.55mi	3/1.0	1,160 (-1%)	2mo	$26,000	$22	71
632 Samuel Ave	0.29mi	3/2.0	1,106 (-6%)	3mo	$32,000	$29	70
603 E Indianola Ave	0.23mi	4/2.0 (+1)	1,196 (+2%)	8mo	$45,000	$38	70
95 E Earle Ave	0.50mi	3/1.0	1,220 (+4%)	2mo	$66,000	$54	68
221 E Avondale Ave	0.73mi	3/1.0	1,181 (+1%)	3mo	$53,000	$45	62
827 E Avondale Ave	0.65mi	3/1.0	1,224 (+4%)	5mo	$64,000	$52	59
805 E Boston Ave	0.58mi	3/1.0	1,335 (+14%)	6mo	$68,000	$51	45
358 E Auburndale Ave	0.74mi	3/1.0	1,332 (+14%)	6mo	$45,000	$34	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.2%
• Equity multiple: 4.21×
• Total profit: $40,318
• Equity at exit: $17,170

10-year hold

• IRR: 60.8%
• Equity multiple: 8.50×
• Total profit: $94,338
• Equity at exit: $24,316

Cash invested: $12,572 (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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $593

Break-even live

Break-even rent $352

Max offer price $44,900

Occupancy floor 41%

Sensitivity live

Price	-10% $618	-5% $605	+0% $593	+5% $580	+10% $567
Rent	-10% $506	-5% $549	+0% $593	+5% $636	+10% $680
Rate	-1.0pp $615	-0.5pp $604	base $593	+0.5pp $581	+1.0pp $569

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	0.45mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	21d	1	0.92mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	14d	1	1.28mi
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	1.49mi

Listing history 7 events

1. 2026-05-03
   status Pending
2. 2026-04-06
   price $44,900
3. 2026-01-19
   price $52,500
4. 2025-11-05
   listed $57,500 Active
5. 2025-10-28
   soldstatus $270,000
6. 1992-11-30
   soldstatus $27,500
7. 1992-04-28
   listed $31,900

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $493 · $41/mo
• Expected delta: +$207/yr (+$17/mo · 72.6%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,226
• − Mortgage interest: −$2,515
• − Property taxes: −$286
• − Insurance: −$224
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,306
• Taxable income: $6,778
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $5,486/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 County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 9,594
• Household income: $31,170
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 566.0

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 0.67)
• Race & ethnicity: White 44% Black 35% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Romanian 2% Serbian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 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: ▲ 1.78%
• Current HPI: 246.2163
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-PA
• 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

+40.8% since first listed

7 events — show timeline

• 2026-05-03 Pending — MLSNOW
• 2026-04-06 Price Changed $44,900 MLSNOW
• 2026-01-19 Price Changed $52,500 MLSNOW
• 2025-11-05 Listed $57,500 MLSNOW
• 2025-10-28 Sold (Public Records) $270,000 Public Records
• 1992-11-30 Sold (Public Records) $27,500 Public Records
• 1992-04-28 Listed $31,900 MLSNOW

Property tax history

-4.0%/yr

Latest (2025): $286 · -11.8% YoY. Source: county tax records.