14665 W Akron Canfield Rd · Lake Milton, OH 44401

$85,000

2 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 106 Days on market

Built 1900 1.80 ac 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with nearly 2 acre property located in Western Reserve School District. This property has so much potential and is looking for someone to bring it back to its glory days. The property boast many large trees that create a park like setting. This property is in need of TLC, call today to see all the potential this property has to offer.

Key facts

• 1.8 acres
• Unfinished room
• Detached garage

Tags

• 1.8 ACRES
• UNFINISHED ROOM
• DETACHED GARAGE

Property features AI

Finance

• Other: Property sits on approximately 1.8 acres (lot dimensions 434 x 360); Above-grade finished area reported as 1,372 (source: public records)

Exterior

• Parking: Attached 2-car garage; Additional parking available
• Utilities: Well water; Septic tank
• Home design: Two-story house; Fixer condition
• Construction: Wood siding; Asphalt roof; Block and stone foundation; Built according to public records
• Exterior features: Front porch; Rear porch; Outbuilding; Pole barn; Exterior storage; Detached garage(s)

Interior

• Kitchen: First-floor kitchen (10 x 15, wood flooring)
• Bedrooms: Second-floor bedroom (12 x 15, wood flooring); Second-floor bedroom (12 x 14, wood flooring); Second-floor bedroom (9 x 13, wood flooring); Unfinished first-floor family room originally planned as a master bedroom with bath (15 x 15, concrete flooring)
• Flooring: Wood flooring in main living areas and bedrooms; Concrete flooring in the unfinished family room
• Bathrooms: One full bathroom
• Interior features: Wood-frame windows; Partial unfinished basement
• Laundry & utility: Laundry located in basement

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 $291 ($3k/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: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.8% in Lake Milton — 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 58/100 on livability (#1,045 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools D-, amenities F, commute F.
• Western Reserve Local (rural): math 73% / reading 71% proficiency, ranked #128 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 10 active listings in the ZIP; 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 + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.66%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $4,752
• Equity at exit: $12,674

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $28,031
• 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 44401

• Home prices YoY: -14.2%
• Active inventory: 10
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $291

Break-even live

Break-even rent $737

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $339	-5% $315	+0% $291	+5% $267	+10% $243
Rent	-10% $203	-5% $247	+0% $291	+5% $334	+10% $378
Rate	-1.0pp $333	-0.5pp $312	base $291	+0.5pp $269	+1.0pp $246

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: —

Listing history 16 events

1. 2026-06-21
   days on market $85,000 Active 106 DOM
2. 2026-06-18
   days on market $85,000 Active 104 DOM
3. 2026-06-17
   days on market $85,000 Active 103 DOM
4. 2026-06-16
   days on market $85,000 Active 102 DOM
5. 2026-06-15
   days on market $85,000 Active 101 DOM
6. 2026-06-13
   days on market $85,000 Active 99 DOM
7. 2026-06-12
   days on market $85,000 Active 98 DOM
8. 2026-06-09
   days on market $85,000 Active 95 DOM
9. 2026-06-08
   days on market $85,000 Active 94 DOM
10. 2026-06-08
    days on market $85,000 Active 93 DOM
11. 2026-06-05
    days on market $85,000 Active 91 DOM
12. 2026-06-04
    days on market $85,000 Active 89 DOM
13. 2026-06-02
    days on market $85,000 Active 88 DOM
14. 2026-06-01
    days on market $85,000 Active 87 DOM
15. 2026-05-31
    remarks 643-char remark
16. 2026-05-31
    listed $85,000 Active 86 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: $1,213 · $101/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$57/yr (+$5/mo · 4.7%)

ⓘ 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 2/10 Low 7 d/yr ≥95°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: $13,259
• − Mortgage interest: −$4,761
• − Property taxes: −$1,213
• − Insurance: −$425
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,473
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $2,944/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: Western Reserve Local
• NCES district ID: 3904839
• Math proficiency: 73% ▼ -11.00%
• Reading proficiency: 71% ▼ -10.00%
• Median HH income: $54,189
• Composite: 61.44/100
• National rank: #758
• State rank: #128 of 656 in OH

Livability — Lake Milton

• Score: 58/100
• State rank: #1045
• US rank: #20815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mahoning · 224,175 people
• City population: 2,361
• Metro: Youngstown-Warren, OH
• Population (ZIP): 2,565
• Household income: $67,094
• Rent vs Own: 12.8% rent · 87.2% own

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 (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 3% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -41.68%
• Current HPI: 250.9103
• 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

+240.0% since first listed

5 events — show timeline

• 2026-03-01 Listed $85,000 MLSNOW
• 2024-02-23 Sold (MLS) $50,000 MLSNOW
• 2024-02-12 Pending — MLSNOW
• 2024-02-04 Listed $60,000 MLSNOW
• 1993-06-25 Sold (Public Records) $25,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,213 · +0.6% YoY. Source: county tax records.