1934 E Midlothian Blvd · Youngstown, OH 44502

$150,000

3 bd · 2.0 ba · 1,612 sqft · MultiFamily public records · 52 Days on market

Built 1921 7,492 sqft lot Est $124k · 21% over

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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
• 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
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks

Unique opportunity with this versatile mixed-use property! Originally designed with a first-floor office and a second-floor apartment, the home has been converted into a duplex. The first floor now features a 3-bedroom, 1 full bath apartment with basement access. The second-floor unit, with a private rear entrance, offers 2 bedrooms, 1 full bath, a kitchen, and dining area. Flexible layout allows for multiple options—convert the first floor back into an office, live upstairs while running a business below, or maintain it as an income-producing duplex. This is a fixer-upper, and the listing price reflects the work needed to bring the property to full livable condition. Seller is open t

Key facts

• First floor office
• Newer vinyl siding
• Flexible layout

Tags

• FIRST FLOOR OFFICE
• SECOND FLOOR APARTMENT
• PRIVATE REAR ENTRANCE
• FLEXIBLE LAYOUT
• MAJOR EXTERIOR UPDATES
• NEWER VINYL SIDING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Vinyl siding; Asphalt/fiberglass shingle roof; One building
• Exterior features: Lot is approximately 0.172 acres; Property listed as fixer and updated/remodeled

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit has 1 full bathroom; Total of 2 full bathrooms
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $528/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 47 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $2,475/mo this rent would consume 95% of the median local household income ($31k/yr) (locally 566% 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 $4k of equity ($1k loan paydown + $3k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.20%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $124,124
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1654 Wakefield Ave	0.40mi	4/2.0 (+1)	1,644 (+2%)	8mo	$126,000	$77	67
3408 Neilson Ave	0.48mi	4/3.0 (+1)	1,630 (+1%)	19mo	$92,500	$57	51
467 Elm St	0.68mi	4/2.0 (+1)	1,728 (+7%)	9mo	$135,000	$78	43

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: 33.9%
• Equity multiple: 2.81×
• Total profit: $75,858
• Equity at exit: $57,359

10-year hold

• IRR: 35.3%
• Equity multiple: 5.48×
• Total profit: $188,070
• Equity at exit: $81,234

Cash invested: $42,000 (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: 47
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$787
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $1,057

Break-even live

Break-even rent $1,137

Max offer price $150,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,142	-5% $1,099	+0% $1,057	+5% $1,014	+10% $972
Rent	-10% $861	-5% $959	+0% $1,057	+5% $1,155	+10% $1,252
Rate	-1.0pp $1,132	-0.5pp $1,095	base $1,057	+0.5pp $1,018	+1.0pp $979

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,314
1× unit	2	1	$1,162
Total (2 units)			$2,475

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	45d	1	0.08mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	15d	1	0.39mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	0.48mi
4807 Sheridan Rd Youngstown, OH	3.0	1.5	1586	$1,750	$1.10	14d	1	0.65mi
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	14d	1	1.26mi
1750 Nova Ln Youngstown, OH	3.0	2.0	1538	$1,700	$1.11	14d	1	1.31mi

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 52 DOM
2. 2026-06-19
   days on market $150,000 Active 50 DOM
3. 2026-06-18
   days on market $150,000 Active 49 DOM
4. 2026-06-17
   days on market $150,000 Active 48 DOM
5. 2026-06-16
   days on market $150,000 Active 47 DOM
6. 2026-06-15
   days on market $150,000 Active 46 DOM
7. 2026-06-14
   days on market $150,000 Active 44 DOM
8. 2026-06-13
   days on market $150,000 Active 43 DOM
9. 2026-06-10
   days on market $150,000 Active 41 DOM
10. 2026-06-09
    days on market $150,000 Active 40 DOM
11. 2026-06-08
    days on market $150,000 Active 39 DOM
12. 2026-06-07
    days on market $150,000 Active 38 DOM
13. 2026-06-03
    days on market $150,000 Active 34 DOM
14. 2026-06-02
    days on market $150,000 Active 33 DOM
15. 2026-06-01
    days on market $150,000 Active 32 DOM
16. 2026-05-31
    days on market $150,000 Active 31 DOM
17. 2026-05-30
    days on market $150,000 Active 30 DOM
18. 2026-04-30
    listed $150,000 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: $590 · $49/mo
• Projected year-2 tax: $1,465 · $122/mo
• Expected delta: +$875/yr (+$73/mo · 148.3%)

ⓘ 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: $29,700
• − Mortgage interest: −$8,402
• − Property taxes: −$590
• − Insurance: −$750
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$4,364
• Taxable income: $10,842
• Est. tax owed @ 24.0%: −$2,602
• After-tax cash flow: $10,081/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

1 event — show timeline

• 2026-04-30 Listed $150,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $590 · -11.9% YoY. Source: county tax records.