675 Berry Rd · Apple Valley, OH 43028

$235,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 87 Days on market

Built 1976 10,454 sqft lot $213/sqft · 21% above area Est $352k · 33% under $29/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

Key facts

• Large front porch
• 0.24 acre lot
• Garage

Tags

• LARGE FRONT PORCH
• PARTIALLY FINISHED BASEMENT
• EXTRA SPACE IN GARAGE
• QUIET AREA OF APPLE VALLEY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (38.3% below list).
• Recommended offer: $145k (38.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.0% in Apple Valley — 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 65/100 on livability (#700 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• East Knox Local (rural): math 55% / reading 62% proficiency, ranked #302 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 195 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,000 (38.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 13.5

CMA / ARV

• ARV (median comp): $351,947
• List price: $235,000
• Delta: -33.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
789 Brooklawn Dr	0.31mi	3/1.5	1,144 (+4%)	9mo	$210,000	$184	72
1709 Apple Valley Dr	0.22mi	3/1.0	1,008 (-9%)	6mo	$222,900	$221	68
674 Greenbriar Cir	0.20mi	2/1.0 (-1)	1,056 (-4%)	10mo	$222,500	$211	68
647 Greenbriar Cir	0.28mi	2/1.5 (-1)	1,008 (-9%)	1mo	$207,000	$205	66
177 Northern Spy Dr	0.56mi	2/1.0 (-1)	1,092 (-1%)	2mo	$251,000	$230	64
664 Greenbriar Cir	0.21mi	3/2.0	1,232 (+12%)	12mo	$315,000	$256	59
621 Mcintosh Dr	0.39mi	3/2.0	1,152 (+4%)	19mo	$248,000	$215	57
220 Northern Spy Dr	0.62mi	2/2.0 (-1)	1,100 (-0%)	11mo	$190,000	$173	55
1601 Apple Valley Dr	0.53mi	4/3.0 (+1)	1,152 (+4%)	9mo	$264,000	$229	50
188 Northern Spy Dr	0.55mi	2/1.0 (-1)	1,040 (-6%)	10mo	$189,999	$183	50
497 Mcintosh Dr	0.51mi	3/1.5	984 (-11%)	13mo	$222,000	$226	47
2001 Apple Valley Dr	0.43mi	3/1.0	960 (-13%)	16mo	$183,500	$191	43

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: -28.0%
• Equity multiple: 0.06×
• Total profit: $-61,636
• Equity at exit: $35,039

10-year hold

• IRR: -26.9%
• Equity multiple: -0.28×
• Total profit: $-84,129
• Equity at exit: $20,319

Cash invested: $65,800 (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 43028

• Home prices YoY: -32.1%
• Active inventory: 115
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$155 /mo · $1,864/yr
• Insurance: −$98
• HOA: −$29
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-369

Break-even live

Break-even rent $1,917

Max offer price $169,791

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
186 Crabapple Dr Howard, OH	2.0	1.5	1200	$1,450	$1.21	1d	1	1.17mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 45 events

1. 2026-06-18
   days on market $235,000 Active 87 DOM
2. 2026-06-17
   days on market $235,000 Active 86 DOM
3. 2026-06-16
   days on market $235,000 Active 85 DOM
4. 2026-06-15
   remarks 668-char remark
5. 2026-06-15
   price $235,000 Active 84 DOM
6. 2026-06-15
   days on market $240,000 Active 84 DOM
7. 2026-06-13
   days on market $240,000 Active 82 DOM
8. 2026-06-13
   days on market $240,000 Active 81 DOM
9. 2026-06-09
   days on market $240,000 Active 78 DOM
10. 2026-06-08
    days on market $240,000 Active 77 DOM
11. 2026-06-07
    days on market $240,000 Active 76 DOM
12. 2026-06-05
    days on market $240,000 Active 73 DOM
13. 2026-06-03
    days on market $240,000 Active 72 DOM
14. 2026-06-02
    days on market $240,000 Active 71 DOM
15. 2026-06-01
    days on market $240,000 Active 70 DOM
16. 2026-05-31
    days on market $240,000 Active 69 DOM
17. 2026-05-12
    price $240,000 596-char remark

    Show marketing remark (595 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

18. 2026-05-12
    price $240,000 595-char remark

    Show marketing remark (595 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

19. 2026-05-12
    price $240,000

    Show marketing remark (595 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

20. 2026-04-22
    price $249,900 596-char remark

    Show marketing remark (595 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

21. 2026-04-22
    price $249,900 595-char remark

    Show marketing remark (595 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

22. 2026-04-22
    price $249,900

    Show marketing remark (595 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

23. 2026-04-13
    price $254,900 595-char remark

    Show marketing remark (596 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

24. 2026-04-13
    price $254,900

    Show marketing remark (596 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

25. 2026-04-13
    price $254,900 596-char remark

    Show marketing remark (596 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

26. 2026-03-23
    listed $259,900 Active 595-char remark

    Show marketing remark (596 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

27. 2026-03-23
    listed $259,900 Active 596-char remark

    Show marketing remark (596 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

28. 2026-03-23
    listed $259,900 Active

    Show marketing remark (596 chars)

    675 Berry Road. Come explore this raised ranch with 4 bedrooms and 2 full baths. Upon entering you will enjoy the views from the large front porch that leads into the living room. On the main floor you also have a combined dining and kitchen area that flows smoothly into the laundry area. This home features 3 bedrooms and a full bath on the main floor and a clean partially finished basement that offers a family room, 4th bedroom and a full bath. In the garage you will be surprised with all the extra space you will find! Located in a quiet area of Apple Valley, this home is priced to sell!

29. 2024-05-23
    historical
30. 2024-05-23
    historical
31. 2021-07-30
    soldstatus $168,000 Closed
32. 2021-06-28
    historical Contingent Finance and Inspection
33. 2021-06-24
    status Active
34. 2021-06-11
    historical Contingent Finance and Inspection
35. 2021-06-10
    listed $163,000 Active
36. 2021-06-10
    listed $163,000
37. 2018-05-31
    soldstatus $130,000
38. 2018-05-30
    soldstatus $130,000
39. 2018-04-09
    listed $135,900
40. 2018-04-09
    listed $135,900
41. 2018-04-09
    historical
42. 2017-11-20
    listed $139,900
43. 2006-11-30
    soldstatus $92,000
44. 2004-02-03
    soldstatus $78,200
45. 1988-08-17
    soldstatus $36,000

ⓘ 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: $1,864 · $155/mo
• Projected year-2 tax: $2,765 · $230/mo
• Expected delta: +$901/yr (+$75/mo · 48.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$13,164
• − Property taxes: −$1,864
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$348
• − Depreciation: −$6,836
• Taxable loss: −$8,771
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $-2,325/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: East Knox Local
• NCES district ID: 3910013
• Math proficiency: 55% ▼ -4.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $54,761
• Composite: 50.27/100
• National rank: #1888
• State rank: #302 of 656 in OH

Livability — Apple Valley

• Score: 65/100
• State rank: #700
• US rank: #12521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apple Valley, OH
• County: Knox · 63,297 people
• Population (ZIP): 8,063
• Household income: $89,543
• Rent vs Own: 9.3% rent · 90.7% own

Population outlook (Knox County) Hauer SSP2

• Today (2025): 60,036 people
• By 2030: 58,670 · -2.3%
• By 2040: 54,963 · -8.4%
• By 2050: 51,353 · -14.5%
• By 2075: 43,196 · -28.0%
• By 2100: 34,514 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 3% Romanian 2% Italian 2%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · German/W. Germanic 2% Chinese 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+44.9) · D 27.1% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.9pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.8 2016: R+38.2 2012: R+24.3 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.51%
• Current HPI: 304.1773
• 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

+566.7% since first listed

29 events — show timeline

• 2026-05-12 Price Changed $240,000 KCBOR
• 2026-05-12 Price Changed $240,000 MARMLS
• 2026-05-12 Price Changed $240,000 CBRMLS
• 2026-04-22 Price Changed $249,900 KCBOR
• 2026-04-22 Price Changed $249,900 MARMLS
• 2026-04-22 Price Changed $249,900 CBRMLS
• 2026-04-13 Price Changed $254,900 MARMLS
• 2026-04-13 Price Changed $254,900 CBRMLS
• 2026-04-13 Price Changed $254,900 KCBOR
• 2026-03-23 Listed $259,900 MARMLS
• 2026-03-23 Listed $259,900 KCBOR
• 2026-03-23 Listed $259,900 CBRMLS
• 2024-05-23 Delisted — KCBOR
• 2024-05-23 Delisted — KCBOR
• 2021-07-30 Sold (MLS) $168,000 CBRMLS
• 2021-06-28 Contingent — CBRMLS
• 2021-06-24 Relisted — CBRMLS
• 2021-06-11 Contingent — CBRMLS
• 2021-06-10 Listed $163,000 KCBOR
• 2021-06-10 Listed $163,000 CBRMLS
• 2018-05-31 Sold (Public Records) $130,000 Public Records
• 2018-05-30 Sold (MLS) $130,000 CBRMLS
• 2018-04-09 Listing Removed — CBRMLS
• 2018-04-09 Listed $135,900 CBRMLS
• 2018-04-09 Listed $135,900 KCBOR
• 2017-11-20 Listed $139,900 CBRMLS
• 2006-11-30 Sold (Public Records) $92,000 Public Records
• 2004-02-03 Sold (Public Records) $78,200 Public Records
• 1988-08-17 Sold (Public Records) $36,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,864 · -0.8% YoY. Source: county tax records.