141 Wesley Ave · Youngstown, OH 44509

$158,400

4 bd · 2.0 ba · 2,136 sqft · MultiFamily public records · 251 Days on market

Built 1926 5,619 sqft lot Est $126k · 26% over

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

This Nicely Updated Duplex Offers A Great Opportunity For Both Homeowners and Investors Alike. With Two Spacious Bedrooms And One Full Bath In Each Unit This Property Is Perfect For Those Looking For A Comfortable Living Space With The Potential To Generate Income. Both Units Have Been Thoughtfully Updated Ensuring A Contemporary and Inviting Atmosphere. Each Unit Has a Spacious Living Room and Dining Room Providing Plenty of Space for Relaxation and Entertainment. Both Units Have Two Generously Sized Bedrooms, Making It Perfect For Families, Roommates or Anyone in Need Of Extra Space. The Living Areas in Both Units are Thoughtfully Designed to Maximize Functionally and Comfort. The Open Layout Creates A Seamless Flow Between the Living Room, Dining Area, and Kitchen. Located Close to Local Amenities Such As Shops, Restaurants, Parks, Schools, Library, and Commuting is Also Easy With Accessible Transportation Opportunities. This Duplex Offers A range Of Possibilities. It Can Be An Attractive Investment Opportunity, Allowing You to Rent Out Both Units For A Steady Income Stream. Alternatively, You May Choose To Live In One Unit and Rent Out The Other to Offset Your Mortgage Payments. The Choice Is Yours! Brand New Roof, Furnace, and HWT. Completely Updated Kitchens and Bathrooms. New Lighting Throughout. New Windows, Newly Painted, New LVT Flooring and New Carpet. Garage has New Roof, New Siding and New Man Door. Call For Your Appointment Today.

Key facts

• Newer furnace
• Newer roof
• Newer hot water tank

Tags

• SEPARATE LIVING SPACES
• STAINLESS STEEL APPLIANCES
• NEWER ROOF
• NEWER FURNACE
• NEWER HOT WATER TANK
• LVT FLOORING

Property features AI

Finance

• Financial info: Annual tax noted (amount provided in source)

Exterior

• Parking: Driveway; Detached garage; 2-car garage
• Utilities: Public water service; Public sewer service
• Home design: 2-story building; Single building (multi-unit property)
• Construction: Vinyl siding; Shingle roof; Built according to public records
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Two 2-bedroom units (each unit with 2 bedrooms)
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Baseboard heating; Ceiling fans
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $158k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive. Per door: $267/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• At $1,905/mo this rent would consume 63% of the median local household income ($36k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $133k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% 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 1926 — 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: 1.20% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $126,024
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Wesley Ave	0.00mi	4/2.0	2,136 (0%)	0mo	$158,400	$74	100
74 N Brockway Ave	0.47mi	4/2.0	2,142 (+0%)	23mo	$40,000	$19	58
757 Rhoda Ave	0.39mi	4/2.0	1,962 (-8%)	16mo	$115,000	$59	54

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $8,281
• Equity at exit: $23,618

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $50,794
• Equity at exit: $13,696

Cash invested: $44,352 (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 44509

• Home prices YoY: -9.3%
• Active inventory: 66
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$831
• Tax from tax record: −$75 /mo · $894/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $534

Break-even live

Break-even rent $1,229

Max offer price $158,400

Occupancy floor 67%

Sensitivity live

Price	-10% $623	-5% $579	+0% $534	+5% $489	+10% $444
Rent	-10% $383	-5% $459	+0% $534	+5% $609	+10% $684
Rate	-1.0pp $614	-0.5pp $574	base $534	+0.5pp $493	+1.0pp $451

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,906
Total (2 units)			$1,905

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: $39,600
• Closing costs: $4,752
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Portland Ave Youngstown, OH	4.0	2.0	1920	$1,750	$0.91	22d	1	0.86mi
155 N Roanoke Ave Youngstown, OH	3.0	1.5	1632	$1,500	$0.92	22d	1	1.25mi

Listing history 16 events

1. 2026-05-14
   status Pending
2. 2026-05-01
   historical Contingent
3. 2025-10-18
   price $158,400
4. 2025-09-05
   listed $165,000 Active
5. 2024-01-04
   status Pending 1472-char remark

   Show marketing remark (1472 chars)

   This Nicely Updated Duplex Offers A Great Opportunity For Both Homeowners and Investors Alike. With Two Spacious Bedrooms And One Full Bath In Each Unit This Property Is Perfect For Those Looking For A Comfortable Living Space With The Potential To Generate Income. Both Units Have Been Thoughtfully Updated Ensuring A Contemporary and Inviting Atmosphere. Each Unit Has a Spacious Living Room and Dining Room Providing Plenty of Space for Relaxation and Entertainment. Both Units Have Two Generously Sized Bedrooms, Making It Perfect For Families, Roommates or Anyone in Need Of Extra Space. The Living Areas in Both Units are Thoughtfully Designed to Maximize Functionally and Comfort. The Open Layout Creates A Seamless Flow Between the Living Room, Dining Area, and Kitchen. Located Close to Local Amenities Such As Shops, Restaurants, Parks, Schools, Library, and Commuting is Also Easy With Accessible Transportation Opportunities. This Duplex Offers A range Of Possibilities. It Can Be An Attractive Investment Opportunity, Allowing You to Rent Out Both Units For A Steady Income Stream. Alternatively, You May Choose To Live In One Unit and Rent Out The Other to Offset Your Mortgage Payments. The Choice Is Yours! Brand New Roof, Furnace, and HWT. Completely Updated Kitchens and Bathrooms. New Lighting Throughout. New Windows, Newly Painted, New LVT Flooring and New Carpet. Garage has New Roof, New Siding and New Man Door. Call For Your Appointment Today.

6. 2024-01-03
   soldstatus $133,000 Closed 1472-char remark

   Show marketing remark (1472 chars)

   This Nicely Updated Duplex Offers A Great Opportunity For Both Homeowners and Investors Alike. With Two Spacious Bedrooms And One Full Bath In Each Unit This Property Is Perfect For Those Looking For A Comfortable Living Space With The Potential To Generate Income. Both Units Have Been Thoughtfully Updated Ensuring A Contemporary and Inviting Atmosphere. Each Unit Has a Spacious Living Room and Dining Room Providing Plenty of Space for Relaxation and Entertainment. Both Units Have Two Generously Sized Bedrooms, Making It Perfect For Families, Roommates or Anyone in Need Of Extra Space. The Living Areas in Both Units are Thoughtfully Designed to Maximize Functionally and Comfort. The Open Layout Creates A Seamless Flow Between the Living Room, Dining Area, and Kitchen. Located Close to Local Amenities Such As Shops, Restaurants, Parks, Schools, Library, and Commuting is Also Easy With Accessible Transportation Opportunities. This Duplex Offers A range Of Possibilities. It Can Be An Attractive Investment Opportunity, Allowing You to Rent Out Both Units For A Steady Income Stream. Alternatively, You May Choose To Live In One Unit and Rent Out The Other to Offset Your Mortgage Payments. The Choice Is Yours! Brand New Roof, Furnace, and HWT. Completely Updated Kitchens and Bathrooms. New Lighting Throughout. New Windows, Newly Painted, New LVT Flooring and New Carpet. Garage has New Roof, New Siding and New Man Door. Call For Your Appointment Today.

7. 2023-12-01
   historical Contingent 1472-char remark

   Show marketing remark (1472 chars)

   This Nicely Updated Duplex Offers A Great Opportunity For Both Homeowners and Investors Alike. With Two Spacious Bedrooms And One Full Bath In Each Unit This Property Is Perfect For Those Looking For A Comfortable Living Space With The Potential To Generate Income. Both Units Have Been Thoughtfully Updated Ensuring A Contemporary and Inviting Atmosphere. Each Unit Has a Spacious Living Room and Dining Room Providing Plenty of Space for Relaxation and Entertainment. Both Units Have Two Generously Sized Bedrooms, Making It Perfect For Families, Roommates or Anyone in Need Of Extra Space. The Living Areas in Both Units are Thoughtfully Designed to Maximize Functionally and Comfort. The Open Layout Creates A Seamless Flow Between the Living Room, Dining Area, and Kitchen. Located Close to Local Amenities Such As Shops, Restaurants, Parks, Schools, Library, and Commuting is Also Easy With Accessible Transportation Opportunities. This Duplex Offers A range Of Possibilities. It Can Be An Attractive Investment Opportunity, Allowing You to Rent Out Both Units For A Steady Income Stream. Alternatively, You May Choose To Live In One Unit and Rent Out The Other to Offset Your Mortgage Payments. The Choice Is Yours! Brand New Roof, Furnace, and HWT. Completely Updated Kitchens and Bathrooms. New Lighting Throughout. New Windows, Newly Painted, New LVT Flooring and New Carpet. Garage has New Roof, New Siding and New Man Door. Call For Your Appointment Today.

8. 2023-11-28
   listed $135,000 Active 1472-char remark

   Show marketing remark (1472 chars)

   This Nicely Updated Duplex Offers A Great Opportunity For Both Homeowners and Investors Alike. With Two Spacious Bedrooms And One Full Bath In Each Unit This Property Is Perfect For Those Looking For A Comfortable Living Space With The Potential To Generate Income. Both Units Have Been Thoughtfully Updated Ensuring A Contemporary and Inviting Atmosphere. Each Unit Has a Spacious Living Room and Dining Room Providing Plenty of Space for Relaxation and Entertainment. Both Units Have Two Generously Sized Bedrooms, Making It Perfect For Families, Roommates or Anyone in Need Of Extra Space. The Living Areas in Both Units are Thoughtfully Designed to Maximize Functionally and Comfort. The Open Layout Creates A Seamless Flow Between the Living Room, Dining Area, and Kitchen. Located Close to Local Amenities Such As Shops, Restaurants, Parks, Schools, Library, and Commuting is Also Easy With Accessible Transportation Opportunities. This Duplex Offers A range Of Possibilities. It Can Be An Attractive Investment Opportunity, Allowing You to Rent Out Both Units For A Steady Income Stream. Alternatively, You May Choose To Live In One Unit and Rent Out The Other to Offset Your Mortgage Payments. The Choice Is Yours! Brand New Roof, Furnace, and HWT. Completely Updated Kitchens and Bathrooms. New Lighting Throughout. New Windows, Newly Painted, New LVT Flooring and New Carpet. Garage has New Roof, New Siding and New Man Door. Call For Your Appointment Today.

9. 2021-07-30
   soldstatus $33,800 Closed 558-char remark

   Show marketing remark (558 chars)

   Investors !!!! 2 -2 Bedroom apartments upper and lower and there is a basement that is accessible to one unit, but can be made to share. Each unit has 2 bedrooms, 1 bath, living, dining , and kitchen area. And each has a front porch area as well. 2 car garage in back Property selling as is, lower unit is vacant and needs repairs to re rent and the roof is leaking in upstairs unit . Monthly rent on rented unit is $495.00 on a month to month lease Tenants pay their own gas and elec. Owner pays water. Again seller not doing any repairs selling as is

10. 2021-07-26
    soldstatus $33,800
11. 2021-05-20
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Investors !!!! 2 -2 Bedroom apartments upper and lower and there is a basement that is accessible to one unit, but can be made to share. Each unit has 2 bedrooms, 1 bath, living, dining , and kitchen area. And each has a front porch area as well. 2 car garage in back Property selling as is, lower unit is vacant and needs repairs to re rent and the roof is leaking in upstairs unit . Monthly rent on rented unit is $495.00 on a month to month lease Tenants pay their own gas and elec. Owner pays water. Again seller not doing any repairs selling as is

12. 2021-05-15
    listed $29,900 Active 558-char remark

    Show marketing remark (558 chars)

    Investors !!!! 2 -2 Bedroom apartments upper and lower and there is a basement that is accessible to one unit, but can be made to share. Each unit has 2 bedrooms, 1 bath, living, dining , and kitchen area. And each has a front porch area as well. 2 car garage in back Property selling as is, lower unit is vacant and needs repairs to re rent and the roof is leaking in upstairs unit . Monthly rent on rented unit is $495.00 on a month to month lease Tenants pay their own gas and elec. Owner pays water. Again seller not doing any repairs selling as is

13. 2018-06-13
    soldstatus $32,500
14. 2005-04-12
    soldstatus $65,000
15. 2004-07-16
    soldstatus $45,000
16. 1989-01-24
    soldstatus $44,900

ⓘ 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: $894 · $75/mo
• Projected year-2 tax: $1,683 · $140/mo
• Expected delta: +$788/yr (+$66/mo · 88.2%)

ⓘ 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 ≥98°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: $22,860
• − Mortgage interest: −$8,873
• − Property taxes: −$894
• − Insurance: −$792
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,608
• Taxable income: $4,035
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $5,437/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): 10,775
• Household income: $36,472
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 10.4

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 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 2% Subsaharan African 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -22.34%
• Current HPI: 217.0797
• 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

+252.8% since first listed

16 events — show timeline

• 2026-05-14 Pending — MLSNOW
• 2026-05-01 Contingent — MLSNOW
• 2025-10-18 Price Changed $158,400 MLSNOW
• 2025-09-05 Listed $165,000 MLSNOW
• 2024-01-04 Pending — MLSNOW
• 2024-01-03 Sold (MLS) $133,000 MLSNOW
• 2023-12-01 Contingent — MLSNOW
• 2023-11-28 Listed $135,000 MLSNOW
• 2021-07-30 Sold (MLS) $33,800 MLSNOW
• 2021-07-26 Sold (Public Records) $33,800 Public Records
• 2021-05-20 Pending — MLSNOW
• 2021-05-15 Listed $29,900 MLSNOW
• 2018-06-13 Sold (Public Records) $32,500 Public Records
• 2005-04-12 Sold (Public Records) $65,000 Public Records
• 2004-07-16 Sold (Public Records) $45,000 Public Records
• 1989-01-24 Sold (Public Records) $44,900 Public Records

Property tax history

-1.1%/yr

Latest (2025): $894 · -10.7% YoY. Source: county tax records.