21 Katherine St · Struthers, OH 44471

$119,900

3 bd · 1.0 ba · 1,478 sqft · SingleFamily public records · 144 Days on market

Built 1926 6,969 sqft lot Est $167k · 28% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic Struthers 2 Story, Full Basement, 2 Car Detached Garage. Some Original Woodwork. Reminds Us Of The Days Of Quality Hardwood Features And Old World Charm. Some Updated Windows. Must See This One! Your Next Address! This is a Fannie Mae Homepath Property.

Key facts

• Breakfast nook
• Formal dining room
• Wooden floors

Tags

• WOODEN FLOORS
• RECENTLY REMODELED KITCHEN
• BREAKFAST NOOK
• FORMAL DINING ROOM
• FRENCH DOORS
• FIRST FLOOR HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 6.4% in Struthers — 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 71/100 on livability (#418 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute C-, amenities F, employment F.
• Struthers City (suburban): math 45% / reading 52% proficiency, ranked #475 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $120k implies a 410% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.24%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $167,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Ridgeway St	0.35mi	3/2.0	1,536 (+4%)	1mo	$136,000	$89	72
95 Clingan Rd	0.46mi	3/1.0	1,518 (+3%)	8mo	$230,000	$152	67
24 Sexton St	0.74mi	3/1.0	1,440 (-3%)	1mo	$105,000	$73	60
42 E Wilson St	0.60mi	3/2.0	1,409 (-5%)	2mo	$155,000	$110	59
110 Grimm Heights Ave	0.31mi	4/2.0 (+1)	1,395 (-6%)	13mo	$162,500	$116	56
125 Ridgeway St	0.31mi	3/2.0	1,600 (+8%)	16mo	$144,500	$90	54
32 Como St	0.56mi	3/2.5	1,358 (-8%)	1mo	$115,000	$85	54
556 Idora Ln	0.61mi	3/1.5	1,326 (-10%)	1mo	$198,000	$149	52
84 Iroquois St	0.54mi	3/2.0	1,458 (-1%)	22mo	$165,000	$113	50
90 Harvey St	0.65mi	3/2.0	1,392 (-6%)	10mo	$112,000	$80	48
30 Renee Dr	0.53mi	3/1.5	1,300 (-12%)	17mo	$155,800	$120	39
81 Renee Dr	0.62mi	3/2.0	1,298 (-12%)	13mo	$162,000	$125	35

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: 16.3%
• Equity multiple: 1.65×
• Total profit: $21,970
• Equity at exit: $17,877

10-year hold

• IRR: 24.8%
• Equity multiple: 3.16×
• Total profit: $72,416
• Equity at exit: $10,367

Cash invested: $33,572 (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 44471

• Home prices YoY: -1.5%
• Active inventory: 67
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $650

Break-even live

Break-even rent $977

Max offer price $119,900

Occupancy floor 59%

Sensitivity live

Price	-10% $718	-5% $684	+0% $650	+5% $616	+10% $582
Rent	-10% $508	-5% $579	+0% $650	+5% $721	+10% $792
Rate	-1.0pp $710	-0.5pp $681	base $650	+0.5pp $619	+1.0pp $587

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 W Omar St Struthers, OH	3.0	2.0	1544	$1,800	$1.17	14d	1	1.33mi

Listing history 16 events

1. 2026-04-18
   status Pending
2. 2026-02-18
   price $119,900
3. 2025-11-24
   listed $129,900 Active
4. 2023-08-26
   price $52,900
5. 2020-11-04
   price $52,900
6. 2020-08-25
   price $52,900
7. 2014-04-18
   soldstatus $23,500 263-char remark

   Show marketing remark (263 chars)

   Fantastic Struthers 2 Story, Full Basement, 2 Car Detached Garage. Some Original Woodwork. Reminds Us Of The Days Of Quality Hardwood Features And Old World Charm. Some Updated Windows. Must See This One! Your Next Address! This is a Fannie Mae Homepath Property.

8. 2014-02-12
   price $52,900
9. 2014-01-20
   historical 263-char remark

   Show marketing remark (263 chars)

   Fantastic Struthers 2 Story, Full Basement, 2 Car Detached Garage. Some Original Woodwork. Reminds Us Of The Days Of Quality Hardwood Features And Old World Charm. Some Updated Windows. Must See This One! Your Next Address! This is a Fannie Mae Homepath Property.

10. 2013-11-19
    listed $24,900 263-char remark

    Show marketing remark (263 chars)

    Fantastic Struthers 2 Story, Full Basement, 2 Car Detached Garage. Some Original Woodwork. Reminds Us Of The Days Of Quality Hardwood Features And Old World Charm. Some Updated Windows. Must See This One! Your Next Address! This is a Fannie Mae Homepath Property.

11. 2001-08-23
    historical
12. 2001-02-23
    listed $75,000
13. 1998-10-15
    soldstatus $49,000
14. 1998-09-21
    price $75,000
15. 1998-09-21
    price $75,000
16. 1998-09-21
    price $75,000

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,494 · $125/mo
• Expected delta: +$376/yr (+$31/mo · 33.7%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$6,716
• − Property taxes: −$1,118
• − Insurance: −$600
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,488
• Taxable income: $6,222
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $6,308/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: Struthers City
• NCES district ID: 3904485
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $37,753
• Composite: 40.35/100
• National rank: #3742
• State rank: #475 of 656 in OH

Livability — Struthers

• Score: 71/100
• State rank: #418
• US rank: #6867

Category grades

Amenities F Commute C- Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Struthers, OH
• County: Mahoning · 224,175 people
• City population: 10,296
• Metro: Youngstown-Warren, OH
• Population (ZIP): 10,296
• Household income: $52,811
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 12.2

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 8% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% 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: ▼ -4.12%
• Current HPI: 274.6394
• 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

+59.9% since first listed

16 events — show timeline

• 2026-04-18 Pending — MLSNOW
• 2026-02-18 Price Changed $119,900 MLSNOW
• 2025-11-24 Listed $129,900 MLSNOW
• 2023-08-26 Price Changed $52,900 MLSNOW
• 2020-11-04 Price Changed $52,900 MLSNOW
• 2020-08-25 Price Changed $52,900 MLSNOW
• 2014-04-18 Sold (MLS) $23,500 MLSNOW
• 2014-02-12 Price Changed $52,900 MLSNOW
• 2014-01-20 Listing Removed — MLSNOW
• 2013-11-19 Listed $24,900 MLSNOW
• 2001-08-23 Listing Removed — MLSNOW
• 2001-02-23 Listed $75,000 MLSNOW
• 1998-10-15 Sold (Public Records) $49,000 Public Records
• 1998-09-21 Price Changed $75,000 MLSNOW
• 1998-09-21 Price Changed $75,000 MLSNOW
• 1998-09-21 Price Changed $75,000 MLSNOW

Property tax history

+4.3%/yr

Latest (2025): $1,118 · -0.0% YoY. Source: county tax records.