5090 Sangria Dr · Cinnamon Lake, OH 44287

$155,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 52 Days on market

Built 1974 0.29 ac lot $200/sqft · 7% below area Est $167k · 7% under $62/mo HOA · 6% 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 +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.9/10.0

Listing remarks MLS

"Come check out this adorable little house in the heart of Cinnamon Lake! Nestled among some large cottonwood trees, this house sits directly across the street from the lake for the ultimate park-like setting. Inside you’ll find everything freshly updated, with a brand new kitchen that comes with new stainless steel appliances. There is new flooring throughout the home, an updated bathroom with built-in shelves and a tile shower, a beautiful fireplace in the living room, and a brand new washer and dryer. This home also features a newer roof, brand new hot water tank, Anderson Windows, a large shed with electricity, built-in grill, and more! Cinnamon Lake is located in the heart of beautiful Amish country. Over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake for boating, fishing, and more. Other amenities include a beautiful lodge, basketball courts, swimming pool, beach, tennis courts, walking trails and a playground. The

Key facts

• 135-acre lake
• Tennis courts
• Lvp flooring

Tags

• LVP FLOORING
• BRICK WOOD-BURNING FIREPLACE
• BUTCHER BLOCK COUNTERTOPS
• 135-ACRE LAKE
• COMMUNITY LODGE
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Part of Cinnamon Lake community; Annual HOA fee of $741 covering association management, insurance, recreation facilities, reserve fund, and security; Community amenities include clubhouse, fishing, playground, park, pool, and tennis courts

Exterior

• Parking: Gravel/unpaved parking; no garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces west
• Construction: Vinyl siding; Asphalt/fiberglass shingle roof; Built according to public records
• Exterior features: Fire pit; Shed(s); Community pool; Wooded lot; Cul-de-sac / dead-end location; Irregular lot

Interior

• Kitchen: Eat-in kitchen; Range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Radiant heating; Fireplace heating; Electric cooling
• Interior features: Living room with wood-burning fireplace; Total of 4 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (34.8% below list).
• Recommended offer: $101k (34.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#431 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.
• Black River Local (rural): math 55% / reading 66% proficiency, ranked #278 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Black River Education Center Elementary School (math 77% / reading 69%, grade A, #315 of 1,584 statewide, top 20%, 523 students, 0% FRL); Black River Education Center Middle School (math 44% / reading 60%, grade C+, #386 of 654 statewide, top 61%, 215 students, 99% FRL); Black River High School (math 37% / reading 72%, grade C-, #303 of 781 statewide, top 42%, 316 students, 37% FRL).
• Market conditions: 59 active listings in the ZIP; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $130k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,095 (34.8% 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 52 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 12.8

CMA / ARV

• ARV (median comp): $167,478
• List price: $155,000
• Delta: -7.45%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Cinnamon Dr S	0.65mi	3/1.0 (+1)	800 (+3%)	21mo	$86,500	$108	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $68,567
• Equity at exit: $139,636

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $214,385
• Equity at exit: $301,131

Cash invested: $43,400 (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 44287

• Home prices YoY: 6.5%
• Active inventory: 59
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$65
• HOA: −$62
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-249

Break-even live

Break-even rent $1,326

Max offer price $111,035

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-205	+0% $-249	+5% $-293	+10% $-337
Rent	-10% $-329	-5% $-289	+0% $-249	+5% $-209	+10% $-169
Rate	-1.0pp $-171	-0.5pp $-209	base $-249	+0.5pp $-289	+1.0pp $-330

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: waterelectricpool

Listing history 22 events

1. 2026-06-15
   statusdays on market $155,000 Pending 52 DOM
2. 2026-06-14
   days on market $155,000 Active 51 DOM
3. 2026-06-12
   days on market $155,000 Active 50 DOM
4. 2026-06-09
   days on market $155,000 Active 47 DOM
5. 2026-06-08
   days on market $155,000 Active 46 DOM
6. 2026-06-07
   days on market $155,000 Active 45 DOM
7. 2026-06-05
   days on market $155,000 Active 42 DOM
8. 2026-06-03
   days on market $155,000 Active 41 DOM
9. 2026-06-02
   days on market $155,000 Active 40 DOM
10. 2026-06-01
    days on market $155,000 Active 39 DOM
11. 2026-05-31
    days on market $155,000 Active 38 DOM
12. 2026-05-30
    days on market $155,000 Active 37 DOM
13. 2026-04-23
    listed $155,000 Active 1278-char remark
14. 2023-04-25
    soldstatus $130,000
15. 2023-04-21
    soldstatus $130,000 Closed 1009-char remark

    Show marketing remark (1009 chars)

    "Come check out this adorable little house in the heart of Cinnamon Lake! Nestled among some large cottonwood trees, this house sits directly across the street from the lake for the ultimate park-like setting. Inside you’ll find everything freshly updated, with a brand new kitchen that comes with new stainless steel appliances. There is new flooring throughout the home, an updated bathroom with built-in shelves and a tile shower, a beautiful fireplace in the living room, and a brand new washer and dryer. This home also features a newer roof, brand new hot water tank, Anderson Windows, a large shed with electricity, built-in grill, and more! Cinnamon Lake is located in the heart of beautiful Amish country. Over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake for boating, fishing, and more. Other amenities include a beautiful lodge, basketball courts, swimming pool, beach, tennis courts, walking trails and a playground. The

16. 2023-04-05
    status Pending 1009-char remark

    Show marketing remark (1009 chars)

    "Come check out this adorable little house in the heart of Cinnamon Lake! Nestled among some large cottonwood trees, this house sits directly across the street from the lake for the ultimate park-like setting. Inside you’ll find everything freshly updated, with a brand new kitchen that comes with new stainless steel appliances. There is new flooring throughout the home, an updated bathroom with built-in shelves and a tile shower, a beautiful fireplace in the living room, and a brand new washer and dryer. This home also features a newer roof, brand new hot water tank, Anderson Windows, a large shed with electricity, built-in grill, and more! Cinnamon Lake is located in the heart of beautiful Amish country. Over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake for boating, fishing, and more. Other amenities include a beautiful lodge, basketball courts, swimming pool, beach, tennis courts, walking trails and a playground. The

17. 2023-03-27
    listed $128,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    "Come check out this adorable little house in the heart of Cinnamon Lake! Nestled among some large cottonwood trees, this house sits directly across the street from the lake for the ultimate park-like setting. Inside you’ll find everything freshly updated, with a brand new kitchen that comes with new stainless steel appliances. There is new flooring throughout the home, an updated bathroom with built-in shelves and a tile shower, a beautiful fireplace in the living room, and a brand new washer and dryer. This home also features a newer roof, brand new hot water tank, Anderson Windows, a large shed with electricity, built-in grill, and more! Cinnamon Lake is located in the heart of beautiful Amish country. Over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake for boating, fishing, and more. Other amenities include a beautiful lodge, basketball courts, swimming pool, beach, tennis courts, walking trails and a playground. The

18. 2022-08-05
    soldstatus $45,000 Closed

    Show marketing remark (917 chars)

    Sold AS IS. Fixer upper. Cinnamon Lake is located in the scenic heart of Ohio Amish country. Situated in the Northeastern part of Ashland County just outside of West Salem. Developed in the mid 1970's, over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake. Amenities include a 4,500 sq. ft. lodge, a beach & swimming pool, basketball court, tennis courts, sand volleyball & a playground. Wet & dry docks for use are available for a fee to members. Golf carts are allowed. The lake is stocked w/ bass, walleye, saugeye, crappie, & bluegill to name a few! The development is served by 17 miles of all weather roads. Currently we have over 500 homes constructed. Cinnamon Lake is a short 7 minute drive from West Salem, 20 minutes from Ashland, 90 minutes from Columbus, and 1-hour from Cleveland. Less than 10 minutes from Dragway 42.

19. 2022-08-05
    soldstatus $45,000

    Show marketing remark (917 chars)

    Sold AS IS. Fixer upper. Cinnamon Lake is located in the scenic heart of Ohio Amish country. Situated in the Northeastern part of Ashland County just outside of West Salem. Developed in the mid 1970's, over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake. Amenities include a 4,500 sq. ft. lodge, a beach & swimming pool, basketball court, tennis courts, sand volleyball & a playground. Wet & dry docks for use are available for a fee to members. Golf carts are allowed. The lake is stocked w/ bass, walleye, saugeye, crappie, & bluegill to name a few! The development is served by 17 miles of all weather roads. Currently we have over 500 homes constructed. Cinnamon Lake is a short 7 minute drive from West Salem, 20 minutes from Ashland, 90 minutes from Columbus, and 1-hour from Cleveland. Less than 10 minutes from Dragway 42.

20. 2022-07-16
    historical

    Show marketing remark (917 chars)

    Sold AS IS. Fixer upper. Cinnamon Lake is located in the scenic heart of Ohio Amish country. Situated in the Northeastern part of Ashland County just outside of West Salem. Developed in the mid 1970's, over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake. Amenities include a 4,500 sq. ft. lodge, a beach & swimming pool, basketball court, tennis courts, sand volleyball & a playground. Wet & dry docks for use are available for a fee to members. Golf carts are allowed. The lake is stocked w/ bass, walleye, saugeye, crappie, & bluegill to name a few! The development is served by 17 miles of all weather roads. Currently we have over 500 homes constructed. Cinnamon Lake is a short 7 minute drive from West Salem, 20 minutes from Ashland, 90 minutes from Columbus, and 1-hour from Cleveland. Less than 10 minutes from Dragway 42.

21. 2022-07-15
    listed $45,000

    Show marketing remark (917 chars)

    Sold AS IS. Fixer upper. Cinnamon Lake is located in the scenic heart of Ohio Amish country. Situated in the Northeastern part of Ashland County just outside of West Salem. Developed in the mid 1970's, over 1200 acres encompass the private development which includes over 200 acres of common areas and a 135 acre lake. Amenities include a 4,500 sq. ft. lodge, a beach & swimming pool, basketball court, tennis courts, sand volleyball & a playground. Wet & dry docks for use are available for a fee to members. Golf carts are allowed. The lake is stocked w/ bass, walleye, saugeye, crappie, & bluegill to name a few! The development is served by 17 miles of all weather roads. Currently we have over 500 homes constructed. Cinnamon Lake is a short 7 minute drive from West Salem, 20 minutes from Ashland, 90 minutes from Columbus, and 1-hour from Cleveland. Less than 10 minutes from Dragway 42.

22. 2009-04-27
    soldstatus $76,370

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,858 · $155/mo
• Expected delta: +$560/yr (+$47/mo · 43.2%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,131
• − Mortgage interest: −$8,682
• − Property taxes: −$1,297
• − Insurance: −$775
• − Repairs & maintenance: −$971
• − Management: −$971
• − HOA: −$744
• − Depreciation: −$4,509
• Taxable loss: −$5,817
• Est. tax savings @ 24.0%: +$1,396
• After-tax cash flow: $-1,590/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: Black River Local
• NCES district ID: 3904846
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 66% ▼ -7.00%
• Median HH income: $54,027
• Composite: 51.84/100
• National rank: #1665
• State rank: #278 of 656 in OH

Livability — Cinnamon Lake

• Score: 71/100
• State rank: #431
• US rank: #7121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cinnamon Lake, OH
• County: Wayne · 117,095 people
• Population (ZIP): 7,892
• Household income: $71,146
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 6.1

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Romanian 5% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Other Indo-European 2%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 426.21
• 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

+103.0% since first listed

11 events — show timeline

• 2026-06-14 Pending — MLSNOW
• 2026-04-23 Listed $155,000 MLSNOW
• 2023-04-25 Sold (Public Records) $130,000 Public Records
• 2023-04-21 Sold (MLS) $130,000 MLSNOW
• 2023-04-05 Pending — MLSNOW
• 2023-03-27 Listed $128,000 MLSNOW
• 2022-08-05 Sold (Public Records) $45,000 Public Records
• 2022-08-05 Sold (MLS) $45,000 MLSNOW
• 2022-07-16 Listing Removed — MLSNOW
• 2022-07-15 Listed $45,000 MLSNOW
• 2009-04-27 Sold (Public Records) $76,370 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,297 · -2.7% YoY. Source: county tax records.