1539 Weston Ave · Youngstown, OH 44514

$130,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 6 Days on market

Built 1952 7,492 sqft lot Est $133k · at est.

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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 +25.4/30.0
• ARV discount +8.6/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost Perfect! Truly in move-in condition. This spotless cape cod offers the following updates in the last 8 years: New vinyl siding and roof (tear off), new furnace (2 yrs), hot water heater, updated kitchen with new countertops, sink, floor & hardware, first floor bath completely renovated, new fixtures, all ceilings changed to smooth texture, electric box certified, installed new shower, sink & commode in basement, all outlets & switches replaced, interior painting throughout, new carpet in upstairs dormitory bedroom, two new exterior doors, new cement walkway & steps and new down spouts run to the street. First one in gets to buy it!! Located on a quiet dead end street.

Key facts

• Updated bath
• Eat in kitchen
• New flooring

Tags

• VINYL SIDED CAPE COD
• EAT IN KITCHEN
• NEW FLOORING
• UPDATED BATH
• WALK IN CLOSET
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Updated/remodeled condition; Block foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch/patio; Shed(s); Landscaped lot; Has view

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Central electric air conditioning
• Interior features: Eat-in kitchen; See remarks; Double pane windows; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.1% vs local median 7.0% in Youngstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 156 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $43k; list at $130k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1952 — 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: 1.08% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $133,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1562 Medford Ave	0.05mi	3/1.0	1,170 (-4%)	3mo	$129,156	$110	89
1633 Everett Ave	0.17mi	3/1.0	1,202 (-1%)	5mo	$125,000	$104	86
1925 Weston Ave	0.36mi	3/1.0	1,227 (+1%)	1mo	$89,000	$73	80
1646 Everett Ave	0.21mi	4/1.0 (+1)	1,152 (-5%)	3mo	$100,000	$87	74
3551 Shirley Rd	0.37mi	3/2.0	1,341 (+11%)	2mo	$142,000	$106	59
1122 Inverness Ave	0.54mi	3/2.0	1,309 (+8%)	4mo	$126,900	$97	54
2002 Bancroft Ave	0.53mi	3/2.0	1,080 (-11%)	4mo	$131,500	$122	50
1210 Aberdeen Ave	0.70mi	3/2.0	1,316 (+9%)	1mo	$177,000	$134	48
1208 Aberdeen Ave	0.70mi	3/2.0	1,316 (+9%)	2mo	$175,000	$133	47
1913 Country Club Ave	0.70mi	3/2.0	1,092 (-10%)	0mo	$78,000	$71	47
1928 Palo Verde Dr	0.73mi	3/1.0	1,074 (-11%)	3mo	$130,000	$121	45
1720 Sequoya Dr	0.69mi	3/2.0	1,044 (-14%)	4mo	$168,000	$161	38

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,062
• Equity at exit: $19,383

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $22,584
• Equity at exit: $11,240

Cash invested: $36,400 (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 44514

• Home prices YoY: -23.8%
• Active inventory: 156
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$682
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $299

Break-even live

Break-even rent $1,026

Max offer price $130,000

Occupancy floor 74%

Sensitivity live

Price	-10% $372	-5% $336	+0% $299	+5% $262	+10% $225
Rent	-10% $188	-5% $243	+0% $299	+5% $354	+10% $410
Rate	-1.0pp $364	-0.5pp $332	base $299	+0.5pp $265	+1.0pp $231

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	45d	1	0.41mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	45d	1	0.45mi
3446 Ambert Ave Youngstown, OH	4.0	1.0	1100	$1,250	$1.14	15d	1	0.54mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	14d	1	0.74mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	15d	1	0.95mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	22d	1	1.26mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	45d	1	1.27mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	45d	1	1.33mi
236 Hilton Ave Youngstown, OH	4.0	1.5	1488	$1,195	$0.80	22d	1	1.33mi

Listing history 6 events

1. 2026-06-16
   status $130,000 Pending 6 DOM
2. 2026-06-16
   days on market $130,000 Active 6 DOM
3. 2026-06-15
   days on market $130,000 Active 5 DOM
4. 2026-06-14
   days on market $130,000 Active 3 DOM
5. 2026-06-13
   remarks 380-char remark
6. 2026-06-13
   listed $130,000 Active 2 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: $899 · $75/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$564/yr (+$47/mo · 62.7%)

ⓘ 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: $16,857
• − Mortgage interest: −$7,282
• − Property taxes: −$899
• − Insurance: −$650
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,782
• Taxable income: $1,546
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,216/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): 23,917
• Household income: $79,808
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 411.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2%

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: ▼ -65.78%
• Current HPI: 210.5511
• 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

+234.2% since first listed

7 events — show timeline

• 2026-06-10 Price Changed $130,000 MLSNOW
• 2026-06-09 Listed $120,000 MLSNOW
• 2012-06-29 Sold (MLS) $43,000 MLSNOW
• 2012-04-21 Listed $49,900 MLSNOW
• 2003-11-28 Sold (MLS) $29,250 MLSNOW
• 2003-11-24 Sold (Public Records) $29,300 Public Records
• 2003-07-21 Listed $38,900 MLSNOW

Property tax history

-2.0%/yr

Latest (2025): $899 · -11.9% YoY. Source: county tax records.