702 Dickson St · Youngstown, OH 44502

$85,000

2 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 41 Days on market

Built 1917 5,619 sqft lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Listing remarks MLS

Come check out this freshly painted 2 bedroom 1 bath home. This home features a large living , dinning room and kitchen on the main floor with both bedrooms and bathroom located on the 2nd floor. With easy access to 680 you are minutes away from local shopping and dining.

Key facts

• 5,619 sq ft lot
• 2 garage spots
• Built 1917

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Updated/remodeled
• Construction: Built per public records; Shake siding; Asphalt/fiberglass roof; Block foundation
• Exterior features: Awnings; Chain link fencing; Garage(s) on the property

Interior

• Kitchen: Kitchen on the first floor; Range; Refrigerator
• Bedrooms: Two bedrooms on the second floor (both carpeted)
• Flooring: Carpet in bedrooms; Ceramic tile in bathroom
• Bathrooms: One full bathroom on the second floor (ceramic tile flooring)
• Heating & cooling: Forced air gas heating; Ceiling fan(s) for cooling
• Interior features: Double-pane windows; Updated/remodeled condition; Full basement
• Laundry & utility: Washer; Dryer

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 $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 45 active listings in the ZIP; 1 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).
• This rent runs 40% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $2k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $85k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $52,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Mabel St	0.16mi	2/1.0	1,184 (-5%)	11mo	$72,000	$61	75
609 E Dewey Ave	0.36mi	3/1.0 (+1)	1,278 (+2%)	1mo	$34,000	$27	74
632 Samuel Ave	0.07mi	3/2.0 (+1)	1,106 (-12%)	3mo	$32,000	$29	66
444 Emery Ave	0.27mi	3/1.5 (+1)	1,184 (-5%)	8mo	$27,000	$23	65
708 Miller St	0.49mi	3/1.0 (+1)	1,304 (+4%)	1mo	$55,000	$42	64
95 E Earle Ave	0.59mi	3/1.0 (+1)	1,220 (-3%)	2mo	$66,000	$54	61
544 Miller St	0.50mi	3/1.5 (+1)	1,170 (-6%)	3mo	$47,000	$40	56
321 Cornell Ave	0.72mi	2/1.0	1,224 (-2%)	12mo	$75,000	$61	53
438 E Myrtle Ave	0.54mi	3/2.0 (+1)	1,240 (-1%)	17mo	$28,000	$23	50
441 E Indianola Ave	0.63mi	3/1.5 (+1)	1,344 (+7%)	8mo	$114,650	$85	45
1114 Campbell St	0.65mi	2/1.0	1,376 (+10%)	10mo	$44,500	$32	44
732 Wilbur Ave	0.44mi	3/1.0 (+1)	1,125 (-10%)	16mo	$71,500	$64	44

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: 19.6%
• Equity multiple: 2.04×
• Total profit: $24,857
• Equity at exit: $32,504

10-year hold

• IRR: 21.9%
• Equity multiple: 3.83×
• Total profit: $67,435
• Equity at exit: $46,033

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 44502

• Home prices YoY: 0.7%
• Active inventory: 45
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $314

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 65%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	0.80mi

Listing history 23 events

1. 2026-04-25
   status Pending
2. 2026-04-10
   historical Contingent
3. 2026-04-03
   price $85,000
4. 2026-03-15
   listed $89,900 Active
5. 2025-10-03
   soldstatus $30,000 Closed 272-char remark

   Show marketing remark (272 chars)

   Come check out this freshly painted 2 bedroom 1 bath home. This home features a large living , dinning room and kitchen on the main floor with both bedrooms and bathroom located on the 2nd floor. With easy access to 680 you are minutes away from local shopping and dining.

6. 2025-10-02
   soldstatus $34,000
7. 2025-09-26
   status Pending 272-char remark

   Show marketing remark (272 chars)

   Come check out this freshly painted 2 bedroom 1 bath home. This home features a large living , dinning room and kitchen on the main floor with both bedrooms and bathroom located on the 2nd floor. With easy access to 680 you are minutes away from local shopping and dining.

8. 2025-06-20
   price $55,000 272-char remark

   Show marketing remark (272 chars)

   Come check out this freshly painted 2 bedroom 1 bath home. This home features a large living , dinning room and kitchen on the main floor with both bedrooms and bathroom located on the 2nd floor. With easy access to 680 you are minutes away from local shopping and dining.

9. 2025-04-14
   listed $65,000 Active 272-char remark

   Show marketing remark (272 chars)

   Come check out this freshly painted 2 bedroom 1 bath home. This home features a large living , dinning room and kitchen on the main floor with both bedrooms and bathroom located on the 2nd floor. With easy access to 680 you are minutes away from local shopping and dining.

10. 2015-10-29
    soldstatus $7,900 Sold 515-char remark

    Show marketing remark (515 chars)

    This home has so many updates including all new basement glass block windows, updated electric, updated furnace, entry doors, all new vinyl tilt in windows with warranty that cost over $2500 alone !! Home has alarm system, all original woodwork, plaster walls, great location and much more !! The home needs some work but most consists of flooring and paint. . Excellent opportunity for investor or home owner occupant alike ! Great location being near interstate and Ysu campus. This is agent owned and sold as-is

11. 2015-10-04
    status Pending 515-char remark

    Show marketing remark (515 chars)

    This home has so many updates including all new basement glass block windows, updated electric, updated furnace, entry doors, all new vinyl tilt in windows with warranty that cost over $2500 alone !! Home has alarm system, all original woodwork, plaster walls, great location and much more !! The home needs some work but most consists of flooring and paint. . Excellent opportunity for investor or home owner occupant alike ! Great location being near interstate and Ysu campus. This is agent owned and sold as-is

12. 2015-07-19
    price $7,900 515-char remark

    Show marketing remark (515 chars)

    This home has so many updates including all new basement glass block windows, updated electric, updated furnace, entry doors, all new vinyl tilt in windows with warranty that cost over $2500 alone !! Home has alarm system, all original woodwork, plaster walls, great location and much more !! The home needs some work but most consists of flooring and paint. . Excellent opportunity for investor or home owner occupant alike ! Great location being near interstate and Ysu campus. This is agent owned and sold as-is

13. 2015-07-11
    price $9,990 515-char remark

    Show marketing remark (515 chars)

    This home has so many updates including all new basement glass block windows, updated electric, updated furnace, entry doors, all new vinyl tilt in windows with warranty that cost over $2500 alone !! Home has alarm system, all original woodwork, plaster walls, great location and much more !! The home needs some work but most consists of flooring and paint. . Excellent opportunity for investor or home owner occupant alike ! Great location being near interstate and Ysu campus. This is agent owned and sold as-is

14. 2015-07-02
    price $9,999 515-char remark

    Show marketing remark (515 chars)

    This home has so many updates including all new basement glass block windows, updated electric, updated furnace, entry doors, all new vinyl tilt in windows with warranty that cost over $2500 alone !! Home has alarm system, all original woodwork, plaster walls, great location and much more !! The home needs some work but most consists of flooring and paint. . Excellent opportunity for investor or home owner occupant alike ! Great location being near interstate and Ysu campus. This is agent owned and sold as-is

15. 2015-06-03
    listed $13,900 Active 515-char remark

    Show marketing remark (515 chars)

    This home has so many updates including all new basement glass block windows, updated electric, updated furnace, entry doors, all new vinyl tilt in windows with warranty that cost over $2500 alone !! Home has alarm system, all original woodwork, plaster walls, great location and much more !! The home needs some work but most consists of flooring and paint. . Excellent opportunity for investor or home owner occupant alike ! Great location being near interstate and Ysu campus. This is agent owned and sold as-is

16. 2014-11-24
    historical
17. 2014-09-11
    listed $17,250
18. 2013-11-19
    historical
19. 2013-10-31
    listed $12,900
20. 2013-07-01
    soldstatus $3,500
21. 2012-09-16
    listed $12,000
22. 2012-09-15
    historical
23. 2012-05-10
    listed $12,000

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$465/yr (+$39/mo · 117.6%)

ⓘ 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 · 16 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: $12,584
• − Mortgage interest: −$4,761
• − Property taxes: −$396
• − Insurance: −$425
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,473
• Taxable income: $2,516
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,168/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

+608.3% since first listed

23 events — show timeline

• 2026-04-25 Pending — MLSNOW
• 2026-04-10 Contingent — MLSNOW
• 2026-04-03 Price Changed $85,000 MLSNOW
• 2026-03-15 Listed $89,900 MLSNOW
• 2025-10-03 Sold (MLS) $30,000 MLSNOW
• 2025-10-02 Sold (Public Records) $34,000 Public Records
• 2025-09-26 Pending — MLSNOW
• 2025-06-20 Price Changed $55,000 MLSNOW
• 2025-04-14 Listed $65,000 MLSNOW
• 2015-10-29 Sold (MLS) $7,900 MLSNOW
• 2015-10-04 Pending — MLSNOW
• 2015-07-19 Price Changed $7,900 MLSNOW
• 2015-07-11 Price Changed $9,990 MLSNOW
• 2015-07-02 Price Changed $9,999 MLSNOW
• 2015-06-03 Listed $13,900 MLSNOW
• 2014-11-24 Listing Removed — MLSNOW
• 2014-09-11 Listed $17,250 MLSNOW
• 2013-11-19 Listing Removed — MLSNOW
• 2013-10-31 Listed $12,900 MLSNOW
• 2013-07-01 Sold (MLS) $3,500 MLSNOW
• 2012-09-16 Listed $12,000 MLSNOW
• 2012-09-15 Listing Removed — MLSNOW
• 2012-05-10 Listed $12,000 MLSNOW

Property tax history

+6.7%/yr

Latest (2025): $396 · -11.8% YoY. Source: county tax records.