11777 Abbott Rd · Hiram, OH 44234

$165,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 9 Days on market

Built 1960 2.20 ac lot

---

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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The living room has large window overlooking the wooded yard and patio. There is a 14x9 porch that can be screened in. Galley style kitchen and Separate laundry room. Large double coat closet. Furnace and hot water heater were newer when owner bought home in 2009. Two car carport can be converted into a garage. The yard is over 2 acres! Home needs some work but has a lot of potential!!

Key facts

• 2.2 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads 71/100 on livability (#413 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.
• Crestwood Local (rural): math 51% / reading 64% proficiency, ranked #313 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).

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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $84k; list at $165k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.5

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,181
• Equity at exit: $24,602

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $25,396
• Equity at exit: $14,266

Cash invested: $46,200 (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 44234

• Active inventory: 19
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $354

Break-even live

Break-even rent $1,381

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-10
   status Pending
2. 2026-03-31
   listed $165,000 Active
3. 2016-11-29
   soldstatus $83,500 Sold 388-char remark

   Show marketing remark (388 chars)

   The living room has large window overlooking the wooded yard and patio. There is a 14x9 porch that can be screened in. Galley style kitchen and Separate laundry room. Large double coat closet. Furnace and hot water heater were newer when owner bought home in 2009. Two car carport can be converted into a garage. The yard is over 2 acres! Home needs some work but has a lot of potential!!

4. 2016-11-29
   soldstatus $83,500

   Show marketing remark (388 chars)

   The living room has large window overlooking the wooded yard and patio. There is a 14x9 porch that can be screened in. Galley style kitchen and Separate laundry room. Large double coat closet. Furnace and hot water heater were newer when owner bought home in 2009. Two car carport can be converted into a garage. The yard is over 2 acres! Home needs some work but has a lot of potential!!

5. 2016-10-25
   status Pending 388-char remark

   Show marketing remark (388 chars)

   The living room has large window overlooking the wooded yard and patio. There is a 14x9 porch that can be screened in. Galley style kitchen and Separate laundry room. Large double coat closet. Furnace and hot water heater were newer when owner bought home in 2009. Two car carport can be converted into a garage. The yard is over 2 acres! Home needs some work but has a lot of potential!!

6. 2016-10-18
   historical Contingent 388-char remark

   Show marketing remark (388 chars)

   The living room has large window overlooking the wooded yard and patio. There is a 14x9 porch that can be screened in. Galley style kitchen and Separate laundry room. Large double coat closet. Furnace and hot water heater were newer when owner bought home in 2009. Two car carport can be converted into a garage. The yard is over 2 acres! Home needs some work but has a lot of potential!!

7. 2016-10-04
   price $85,000 388-char remark

   Show marketing remark (388 chars)

   The living room has large window overlooking the wooded yard and patio. There is a 14x9 porch that can be screened in. Galley style kitchen and Separate laundry room. Large double coat closet. Furnace and hot water heater were newer when owner bought home in 2009. Two car carport can be converted into a garage. The yard is over 2 acres! Home needs some work but has a lot of potential!!

8. 2016-08-29
   listed $95,000 Active 388-char remark

   Show marketing remark (388 chars)

   The living room has large window overlooking the wooded yard and patio. There is a 14x9 porch that can be screened in. Galley style kitchen and Separate laundry room. Large double coat closet. Furnace and hot water heater were newer when owner bought home in 2009. Two car carport can be converted into a garage. The yard is over 2 acres! Home needs some work but has a lot of potential!!

9. 2009-06-02
   soldstatus $105,000 721-char remark

   Show marketing remark (721 chars)

   Have you been looking for that secluded setting? Feel all nestled in with this 3-4 bdrm ranch hidden amongst the trees. The living room has large picture windows overlooking the wooded side yard & patio which lead to the 14x9 screened in porch. Nice galley style kitchen with small room off to the side which could be 4th bdrm or turn it into the laundry rm. Large double coat closet & 2 pantry's. Extra room by bdrms would make a great huge closet or office area. Bathroom has newer ceramic flooring. Furnace & hot water heater are newer. Home has been insulated. Two car carport can be converted into a garage. This yard is beautiful! Owner wants offers! Subject to investors approval of a short sale.

10. 2009-06-02
    soldstatus $105,000

    Show marketing remark (721 chars)

    Have you been looking for that secluded setting? Feel all nestled in with this 3-4 bdrm ranch hidden amongst the trees. The living room has large picture windows overlooking the wooded side yard & patio which lead to the 14x9 screened in porch. Nice galley style kitchen with small room off to the side which could be 4th bdrm or turn it into the laundry rm. Large double coat closet & 2 pantry's. Extra room by bdrms would make a great huge closet or office area. Bathroom has newer ceramic flooring. Furnace & hot water heater are newer. Home has been insulated. Two car carport can be converted into a garage. This yard is beautiful! Owner wants offers! Subject to investors approval of a short sale.

11. 2008-07-23
    listed $115,000 721-char remark

    Show marketing remark (721 chars)

    Have you been looking for that secluded setting? Feel all nestled in with this 3-4 bdrm ranch hidden amongst the trees. The living room has large picture windows overlooking the wooded side yard & patio which lead to the 14x9 screened in porch. Nice galley style kitchen with small room off to the side which could be 4th bdrm or turn it into the laundry rm. Large double coat closet & 2 pantry's. Extra room by bdrms would make a great huge closet or office area. Bathroom has newer ceramic flooring. Furnace & hot water heater are newer. Home has been insulated. Two car carport can be converted into a garage. This yard is beautiful! Owner wants offers! Subject to investors approval of a short sale.

12. 2003-05-16
    soldstatus $118,600
13. 2003-05-16
    soldstatus $118,600
14. 2003-03-24
    listed $114,000

ⓘ 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: $1,883 · $157/mo
• Projected year-2 tax: $2,228 · $186/mo
• Expected delta: +$346/yr (+$29/mo · 18.4%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,951
• − Mortgage interest: −$9,243
• − Property taxes: −$1,883
• − Insurance: −$825
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$4,800
• Taxable income: $1,689
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $3,845/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: Crestwood Local
• NCES district ID: 3904918
• Math proficiency: 51% ▼ -16.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $58,483
• Composite: 49.77/100
• National rank: #1961
• State rank: #313 of 656 in OH

Livability — Hiram

• Score: 71/100
• State rank: #413
• US rank: #6814

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: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 4,078
• Household income: $73,519
• Rent vs Own: 16.0% rent · 84.0% own

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Romanian 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.69%
• Current HPI: 210.5904
• 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

+44.7% since first listed

14 events — show timeline

• 2026-04-10 Pending — MLSNOW
• 2026-03-31 Listed $165,000 MLSNOW
• 2016-11-29 Sold (Public Records) $83,500 Public Records
• 2016-11-29 Sold (MLS) $83,500 MLSNOW
• 2016-10-25 Pending — MLSNOW
• 2016-10-18 Contingent — MLSNOW
• 2016-10-04 Price Changed $85,000 MLSNOW
• 2016-08-29 Listed $95,000 MLSNOW
• 2009-06-02 Sold (Public Records) $105,000 Public Records
• 2009-06-02 Sold (MLS) $105,000 MLSNOW
• 2008-07-23 Listed $115,000 MLSNOW
• 2003-05-16 Sold (Public Records) $118,600 Public Records
• 2003-05-16 Sold (MLS) $118,600 MLSNOW
• 2003-03-24 Listed $114,000 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $1,883 · +4.9% YoY. Source: county tax records.