587 Tod Ln · Youngstown, OH 44504

$240,000

5 bd · 3.0 ba · 3,918 sqft · MultiFamily public records · 117 Days on market

Built 1940 10,846 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Come check out this beautiful 4 plex on the Northside! Walk in the front door of the two bedroom units into a large living room that features a beautiful fireplace. Off of the living room is a large dining room and fully equipped kitchen with newer appliances and floors. These units have hardwood floors throughout as well as gas heat. While the one bedroom apartments offer brand new carpet and electric baseboard heat. All of the units have newer appliances, some new windows, updated electrical, updated furnaces in the two bedroom apartments and newer electric baseboard heat in the one bedroom apartments, new plumbing, two new hot water tanks and newer roof on the back of the home. The central air just needs new coil to be hooked up. This is a gem near YSU campus and Northside hospital.

Key facts

• Solid curb appeal
• Currently rented
• Desirable location

Tags

• INCOME PRODUCING 4 PLEX
• HISTORIC NORTH SIDE
• CURRENTLY RENTED
• PROFITABLE CASH FLOW
• SOLID CURB APPEAL
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Building contains 1 structure; Total of 16 rooms; Above-grade finished area reported as 3,918 (source: appraiser)
• Financial info: Owner pays sewer, trash collection, and water; Tenants pay electricity, gas, and heat

Exterior

• Parking: Attached garage; Garage provides 2 spaces; Paved parking
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Built (year sourced from public records); Asphalt/fiberglass roof
• Exterior features: Brick and vinyl siding exterior; Lot approximately 0.249 acres

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One 2-bedroom unit (leased); Two 2-bedroom units (both leased); Three 1-bedroom units (all leased); Four 1-bedroom units (leased)
• Bathrooms: Four full bathrooms in the building; Each unit includes one bathroom
• Heating & cooling: Central air conditioning; Heating options: baseboard, electric, forced air, and gas
• Interior features: Common full basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $320/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 28 active listings in the ZIP; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $3,564/mo this rent would consume 107% of the median local household income ($40k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $39,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1904 Cordova Ave	0.62mi	6/3.0 (+1)	4,330 (+10%)	15mo	$45,000	$10	36

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.40×
• Total profit: $161,136
• Equity at exit: $161,960

10-year hold

• IRR: 32.8%
• Equity multiple: 7.07×
• Total profit: $407,875
• Equity at exit: $303,787

Cash invested: $67,200 (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 44504

• Home prices YoY: 4.0%
• Active inventory: 28
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $3,564 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $1,279

Break-even live

Break-even rent $1,945

Max offer price $240,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,415	-5% $1,347	+0% $1,279	+5% $1,211	+10% $1,143
Rent	-10% $997	-5% $1,138	+0% $1,279	+5% $1,420	+10% $1,560
Rate	-1.0pp $1,400	-0.5pp $1,340	base $1,279	+0.5pp $1,217	+1.0pp $1,153

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,564
Total (4 units)			$3,564

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   status $240,000 Pending 117 DOM
2. 2026-06-18
   days on market $240,000 Active 117 DOM
3. 2026-06-17
   days on market $240,000 Active 116 DOM
4. 2026-06-16
   days on market $240,000 Active 115 DOM
5. 2026-06-15
   days on market $240,000 Active 114 DOM
6. 2026-06-14
   days on market $240,000 Active 112 DOM
7. 2026-06-13
   days on market $240,000 Active 111 DOM
8. 2026-06-10
   days on market $240,000 Active 109 DOM
9. 2026-06-09
   days on market $240,000 Active 108 DOM
10. 2026-06-08
    days on market $240,000 Active 107 DOM
11. 2026-06-07
    days on market $240,000 Active 106 DOM
12. 2026-06-03
    days on market $240,000 Active 102 DOM
13. 2026-06-02
    days on market $240,000 Active 101 DOM
14. 2026-06-01
    days on market $240,000 Active 100 DOM
15. 2026-05-31
    days on market $240,000 Active 99 DOM
16. 2026-05-30
    days on market $240,000 Active 98 DOM
17. 2026-05-21
    price $240,000
18. 2026-04-01
    price $250,000
19. 2026-02-21
    listed $275,000 Active
20. 2024-11-02
    historical $600
21. 2024-10-31
    listed $600
22. 2024-10-31
    historical
23. 2024-08-29
    listed
24. 2024-08-01
    historical
25. 2024-07-26
    listed
26. 2022-12-15
    historical
27. 2022-05-27
    soldstatus $180,000 Closed 796-char remark

    Show marketing remark (796 chars)

    Come check out this beautiful 4 plex on the Northside! Walk in the front door of the two bedroom units into a large living room that features a beautiful fireplace. Off of the living room is a large dining room and fully equipped kitchen with newer appliances and floors. These units have hardwood floors throughout as well as gas heat. While the one bedroom apartments offer brand new carpet and electric baseboard heat. All of the units have newer appliances, some new windows, updated electrical, updated furnaces in the two bedroom apartments and newer electric baseboard heat in the one bedroom apartments, new plumbing, two new hot water tanks and newer roof on the back of the home. The central air just needs new coil to be hooked up. This is a gem near YSU campus and Northside hospital.

28. 2022-04-28
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Come check out this beautiful 4 plex on the Northside! Walk in the front door of the two bedroom units into a large living room that features a beautiful fireplace. Off of the living room is a large dining room and fully equipped kitchen with newer appliances and floors. These units have hardwood floors throughout as well as gas heat. While the one bedroom apartments offer brand new carpet and electric baseboard heat. All of the units have newer appliances, some new windows, updated electrical, updated furnaces in the two bedroom apartments and newer electric baseboard heat in the one bedroom apartments, new plumbing, two new hot water tanks and newer roof on the back of the home. The central air just needs new coil to be hooked up. This is a gem near YSU campus and Northside hospital.

29. 2022-04-14
    historical Contingent 796-char remark

    Show marketing remark (796 chars)

    Come check out this beautiful 4 plex on the Northside! Walk in the front door of the two bedroom units into a large living room that features a beautiful fireplace. Off of the living room is a large dining room and fully equipped kitchen with newer appliances and floors. These units have hardwood floors throughout as well as gas heat. While the one bedroom apartments offer brand new carpet and electric baseboard heat. All of the units have newer appliances, some new windows, updated electrical, updated furnaces in the two bedroom apartments and newer electric baseboard heat in the one bedroom apartments, new plumbing, two new hot water tanks and newer roof on the back of the home. The central air just needs new coil to be hooked up. This is a gem near YSU campus and Northside hospital.

30. 2022-04-09
    listed $180,000 Active 796-char remark

    Show marketing remark (796 chars)

    Come check out this beautiful 4 plex on the Northside! Walk in the front door of the two bedroom units into a large living room that features a beautiful fireplace. Off of the living room is a large dining room and fully equipped kitchen with newer appliances and floors. These units have hardwood floors throughout as well as gas heat. While the one bedroom apartments offer brand new carpet and electric baseboard heat. All of the units have newer appliances, some new windows, updated electrical, updated furnaces in the two bedroom apartments and newer electric baseboard heat in the one bedroom apartments, new plumbing, two new hot water tanks and newer roof on the back of the home. The central air just needs new coil to be hooked up. This is a gem near YSU campus and Northside hospital.

31. 2017-03-16
    soldstatus $62,999
32. 2016-08-24
    soldstatus $62,999 Sold 320-char remark

    Show marketing remark (320 chars)

    REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

33. 2016-07-12
    soldstatus $55,334
34. 2016-05-09
    status Pending 320-char remark

    Show marketing remark (320 chars)

    REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

35. 2016-04-29
    listed $66,780 Active 320-char remark

    Show marketing remark (320 chars)

    REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

36. 2006-10-25
    soldstatus $111,900
37. 2006-10-17
    soldstatus $111,900
38. 2006-07-19
    listed $112,900
39. 1995-01-05
    soldstatus $85,000

ⓘ 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: $2,139 · $178/mo
• Projected year-2 tax: $2,942 · $245/mo
• Expected delta: +$802/yr (+$67/mo · 37.5%)

ⓘ 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 6 d/yr ≥97°F today · 15 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: $42,768
• − Mortgage interest: −$13,444
• − Property taxes: −$2,139
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,421
• − Management: −$3,421
• − Depreciation: −$6,982
• Taxable income: $12,161
• Est. tax owed @ 24.0%: −$2,919
• After-tax cash flow: $12,426/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): 5,185
• Household income: $40,156
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 15.7

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 0.65)
• Race & ethnicity: White 45% Black 38% Two or more races 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Serbian 1% Romanian 1%
• Foreign-born: 7% · Canada, Dominican Republic, South Korea
• Languages at home: 93% English-only · Other Indo-European 4% Spanish 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: ▲ 6.72%
• Current HPI: 174.9495
• 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

+182.4% since first listed

23 events — show timeline

• 2026-05-21 Price Changed $240,000 MLSNOW
• 2026-04-01 Price Changed $250,000 MLSNOW
• 2026-02-21 Listed $275,000 MLSNOW
• 2024-11-02 Rental Removed $600 RENTALBEAST
• 2024-10-31 Listed for Rent $600 RENTALBEAST
• 2024-10-31 Rental Removed — BUILDIUM
• 2024-08-29 Listed for Rent — BUILDIUM
• 2024-08-01 Rental Removed — BUILDIUM
• 2024-07-26 Listed for Rent — BUILDIUM
• 2022-12-15 Rental Removed — RENT.
• 2022-05-27 Sold (MLS) $180,000 MLSNOW
• 2022-04-28 Pending — MLSNOW
• 2022-04-14 Contingent — MLSNOW
• 2022-04-09 Listed $180,000 MLSNOW
• 2017-03-16 Sold (Public Records) $62,999 Public Records
• 2016-08-24 Sold (MLS) $62,999 MLSNOW
• 2016-07-12 Sold (Public Records) $55,334 Public Records
• 2016-05-09 Pending — MLSNOW
• 2016-04-29 Listed $66,780 MLSNOW
• 2006-10-25 Sold (Public Records) $111,900 Public Records
• 2006-10-17 Sold (MLS) $111,900 MLSNOW
• 2006-07-19 Listed $112,900 MLSNOW
• 1995-01-05 Sold (Public Records) $85,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,139 · -11.9% YoY. Source: county tax records.