57 Leighton Ave · Youngstown, OH 44512

$85,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 28 Days on market

Built 1940 7,013 sqft lot Est $95k · 11% under

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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 +24.8/30.0
• ARV discount +12.3/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +5.7/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity with serious upside potential! This affordable 2-bedroom, 1-bath home is ready for someone with vision. Whether you’re looking to add to your rental portfolio, complete your next flip, or build sweat equity as an owner occupant, the possibilities here are endless. Section 8 rent for a 2-bedroom voucher in the area is approximately $1,000+/month, creating strong rental potential. Bring your cosmetic updates and turn this property into something special. Sold as-is; seller will make no repairs. If you’ve been waiting for an affordable opportunity to invest, this may be the one.

Key facts

• 7,013 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished area: 864
• Construction: Built according to public records; Asphalt/fiberglass roof
• Exterior features: Aluminum siding

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Boardman Local (urban): math 63% / reading 71% proficiency, ranked #189 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.6%/yr); 136 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.15% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $95,040
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Arlene Ave	0.12mi	2/1.0	888 (+3%)	8mo	$118,500	$133	84
149 Argyle Ave	0.37mi	2/1.0	870 (+1%)	5mo	$142,000	$163	77
44 Gertrude Ave	0.17mi	2/2.0	936 (+8%)	4mo	$80,000	$85	71
190 Meadowbrook Ave	0.43mi	2/1.0	757 (-12%)	0mo	$63,000	$83	59
52 Gertrude Ave	0.17mi	2/1.0	991 (+15%)	13mo	$109,000	$110	57
35 Wildwood Dr	0.29mi	2/1.5	950 (+10%)	16mo	$62,500	$66	55
147 Brookfield Ave	0.49mi	2/1.0	966 (+12%)	13mo	$120,000	$124	47
101 Shields Rd	0.66mi	2/1.0	840 (-3%)	22mo	$107,000	$127	47
233 Melrose Ave	0.64mi	2/1.0	992 (+15%)	22mo	$63,500	$64	28

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,389
• Equity at exit: $12,674

10-year hold

• IRR: 14.4%
• Equity multiple: 2.35×
• Total profit: $32,114
• Equity at exit: $7,349

Cash invested: $23,800 (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 44512

• Home prices YoY: -21.0%
• Rents YoY: 6.6%
• Active inventory: 136
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$446
• Tax from tax record: −$109 /mo · $1,314/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $181

Break-even live

Break-even rent $748

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $229	-5% $205	+0% $181	+5% $157	+10% $133
Rent	-10% $104	-5% $142	+0% $181	+5% $219	+10% $258
Rate	-1.0pp $224	-0.5pp $203	base $181	+0.5pp $159	+1.0pp $136

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Romaine Ave Unit B Youngstown, OH	2.0	1.0	1000	$795	$0.80	14d	1	0.21mi
86 Ferncliff Ave Youngstown, OH	2.0	1.0	1027	$1,200	$1.17	21d	1	0.45mi
413 Mathews Rd Boardman, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	0.79mi
7116 Claybourne Ave Youngstown, OH	3.0	1.5	1020	$1,600	$1.57	21d	1	0.80mi
7125 Locust Ave Unit 7125-11 Youngstown, OH	2.0	1.0	880	$950	$1.08	21d	1	0.88mi
360 Shields Rd Unit 360 Youngstown, OH	2.0	1.0	974	$925	$0.95	21d	1	1.03mi
851 Cook Ave Unit 4 Youngstown, OH	2.0	1.0	1050	$800	$0.76	44d	1	1.14mi
500 Boardman Canfield Rd Youngstown, OH	1.0–2.0	1.0–1.5	821	$1,005	$1.22	14d	1	1.15mi
6300 South Ave Youngstown, OH	1.0–2.0	1.0–2.0	743	$950	$1.28	14d	1	1.20mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	44d	1	1.27mi
4322 Southern Blvd Youngstown, OH	2.0	1.0	1000	$875	$0.88	14d	1	1.28mi
20 Southwoods Ave Unit 23 Youngstown, OH	2.0	1.0	700	$850	$1.21	21d	1	1.47mi
7059 West Blvd Boardman, OH	2.0	1.0–2.0	561	$960	$1.71	14d	1	1.47mi

Listing history 17 events

1. 2026-06-17
   status $85,000 Pending 28 DOM
2. 2026-06-17
   days on market $85,000 Active 28 DOM
3. 2026-06-16
   days on market $85,000 Active 27 DOM
4. 2026-06-15
   price $85,000 Active 26 DOM
5. 2026-06-15
   days on market $92,000 Active 26 DOM
6. 2026-06-14
   days on market $92,000 Active 24 DOM
7. 2026-06-13
   days on market $92,000 Active 23 DOM
8. 2026-06-10
   days on market $92,000 Active 21 DOM
9. 2026-06-09
   days on market $92,000 Active 20 DOM
10. 2026-06-08
    days on market $92,000 Active 19 DOM
11. 2026-06-07
    days on market $92,000 Active 18 DOM
12. 2026-06-05
    days on market $92,000 Active 15 DOM
13. 2026-06-02
    days on market $92,000 Active 13 DOM
14. 2026-06-01
    days on market $92,000 Active 12 DOM
15. 2026-05-31
    days on market $92,000 Active 11 DOM
16. 2026-05-30
    days on market $92,000 Active 10 DOM
17. 2026-05-20
    listed $99,900 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: $1,314 · $109/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$6/yr (+$1/mo · 0.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $11,720
• − Mortgage interest: −$4,761
• − Property taxes: −$1,314
• − Insurance: −$425
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,473
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $1,962/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: Boardman Local
• NCES district ID: 3904830
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 71% ▼ -8.00%
• Median HH income: $47,613
• Composite: 56.62/100
• National rank: #1142
• State rank: #189 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

• County: Mahoning County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 32,536
• Household income: $63,317
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 910.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Other Indo-European 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: ▼ -56.75%
• Current HPI: 213.1446
• Rent YoY: ▲ 6.56%
• 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

• 2026-05-20 Listed $99,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $1,314 · -2.3% YoY. Source: county tax records.