4308 Flat Rd SE · Gnadenhutten, OH 44683

$29,900

4 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 409 Days on market

Built 1955 0.97 ac lot $18/sqft · 71% below area

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

Key facts

• Acre lot
• 0.97 acre lot
• Built 1955

Tags

• ACRE LOT
• PLACE FOR CHICKENS AND DUCKS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#521 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Claymont City (town): math 47% / reading 51% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 4.51% ✓
• Cap rate: 39.57%
• Cash-on-cash: 118.84%
• DSCR: 6.29
• GRM: 1.8

CMA / ARV

• ARV (median comp): $104,320
• List price: $29,900
• Delta: -71.34%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.73×
• Total profit: $48,002
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.13×
• Total profit: $109,958
• Equity at exit: $2,585

Cash invested: $8,372 (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 44683

• Home prices YoY: -14.4%
• Active inventory: 37
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $829

Break-even live

Break-even rent $300

Max offer price $29,900

Occupancy floor 34%

Sensitivity live

Price	-10% $846	-5% $838	+0% $829	+5% $821	+10% $812
Rent	-10% $722	-5% $776	+0% $829	+5% $882	+10% $936
Rate	-1.0pp $844	-0.5pp $837	base $829	+0.5pp $821	+1.0pp $814

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $29,900 Active 409 DOM
2. 2026-06-18
   days on market $29,900 Active 407 DOM
3. 2026-06-17
   days on market $29,900 Active 406 DOM
4. 2026-06-16
   days on market $29,900 Active 405 DOM
5. 2026-06-15
   days on market $29,900 Active 404 DOM
6. 2026-06-13
   pricedays on market $29,900 Active 402 DOM
7. 2026-06-12
   days on market $32,500 Active 401 DOM
8. 2026-06-09
   days on market $32,500 Active 398 DOM
9. 2026-06-08
   days on market $32,500 Active 397 DOM
10. 2026-06-08
    days on market $32,500 Active 396 DOM
11. 2026-06-07
    days on market $32,500 Active 395 DOM
12. 2026-06-04
    days on market $32,500 Active 392 DOM
13. 2026-06-02
    days on market $32,500 Active 391 DOM
14. 2026-06-01
    days on market $32,500 Active 390 DOM
15. 2026-05-31
    days on market $32,500 Active 389 DOM
16. 2026-05-31
    price $32,500 Active 388 DOM
17. 2026-04-13
    price $37,500 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

18. 2026-03-16
    price $39,900 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

19. 2026-02-10
    price $45,900 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

20. 2026-01-07
    price $49,900 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

21. 2025-09-17
    price $69,900 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

22. 2025-08-14
    price $72,500 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

23. 2025-07-14
    price $82,500 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

24. 2025-06-10
    price $89,900 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

25. 2025-05-07
    listed $99,900 Active 152-char remark

    Show marketing remark (152 chars)

    3 bedroom 1 bath ranch on slab on almost an acre lot. Picturesque setting with a creek running through the property. Great place for chickens and ducks.

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 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: $16,200
• − Mortgage interest: −$1,675
• − Property taxes: −$817
• − Insurance: −$150
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$870
• Taxable income: $10,097
• Est. tax owed @ 24.0%: −$2,423
• After-tax cash flow: $7,526/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: Claymont City
• NCES district ID: 3904377
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $37,563
• Composite: 40.76/100
• National rank: #3650
• State rank: #467 of 656 in OH

Livability — Gnadenhutten

• Score: 69/100
• State rank: #521
• US rank: #8869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tuscarawas · 99,287 people
• Population (ZIP): 7,888
• Household income: $55,179
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 7.2

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.60%
• Current HPI: 212.197
• 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

-62.5% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $37,500 MLSNOW
• 2026-03-16 Price Changed $39,900 MLSNOW
• 2026-02-10 Price Changed $45,900 MLSNOW
• 2026-01-07 Price Changed $49,900 MLSNOW
• 2025-09-17 Price Changed $69,900 MLSNOW
• 2025-08-14 Price Changed $72,500 MLSNOW
• 2025-07-14 Price Changed $82,500 MLSNOW
• 2025-06-10 Price Changed $89,900 MLSNOW
• 2025-05-07 Listed $99,900 MLSNOW

Property tax history

+16.6%/yr

Latest (2025): $817 · +15.2% YoY. Source: county tax records.