7107 Friendsville Rd · Chippewa Lake, OH 44256

$349,900

6 bd · 2.5 ba · 3,034 sqft · SingleFamily public records · 4 Days on market

Built 1997 4.00 ac lot $115/sqft · 41% below area Est $590k · 41% under

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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 +7.7/30.0
• Schools +5.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a truly unique hobby farm in Lafayette Township within the highly desirable Cloverleaf School District! Situated on 4 scenic acres, this spacious two-family style home offers over 3,000+ square feet of living space and endless possibilities for multi-generational living, hobby farming, investment potential, or creating your dream country retreat. The property features 6 bedrooms, 2 full bathrooms, and 2 half bathrooms, with a newer Home addition built in 1997 that has been recently updated with luxury vinyl plank flooring, fresh paint and trim, modern light fixtures, a spacious updated bathroom, and an inviting open-concept layout perfect for today’s lifestyle.

Key facts

• 4 scenic acres
• Newer home addition
• Open-concept layout

Tags

• CLOVERLEAF SCHOOL DISTRICT
• 4 SCENIC ACRES
• NEWER HOME ADDITION
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LAYOUT
• LARGE WALK-OUT BASEMENT

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (30.7% below list).
• Recommended offer: $242k (30.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#598 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Cloverleaf Local (rural): math 61% / reading 68% proficiency, ranked #205 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cloverleaf Elementary School (math 64% / reading 70%, grade B+, #456 of 1,584 statewide, top 31%, 1,075 students, 32% FRL); Cloverleaf Middle School (math 64% / reading 63%, grade B+, #228 of 654 statewide, top 35%, 540 students, 33% FRL); Cloverleaf High School (math 47% / reading 72%, grade C+, #243 of 781 statewide, top 33%, 591 students, 32% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 369 active listings in the ZIP; solid renter incomes; 471 units permitted in Medina 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $350k implies a 335% gain — meaningful room to come down on a strong offer.

Recommended offer $242,342 (30.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 12.0

CMA / ARV

• ARV (median comp): $590,000
• List price: $349,900
• Delta: -40.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.19×
• Total profit: $-79,137
• Equity at exit: $52,171

10-year hold

• IRR: -15.5%
• Equity multiple: 0.09×
• Total profit: $-89,548
• Equity at exit: $30,253

Cash invested: $97,972 (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 44256

• Rents YoY: 4.2%
• Active inventory: 369
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$331 /mo · $3,967/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-397

Break-even live

Break-even rent $2,926

Max offer price $279,809

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-298	+0% $-397	+5% $-496	+10% $-595
Rent	-10% $-588	-5% $-492	+0% $-397	+5% $-301	+10% $-205
Rate	-1.0pp $-221	-0.5pp $-308	base $-397	+0.5pp $-487	+1.0pp $-580

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Pending 1723-char remark
2. 2026-05-14
   listed $349,900 Active 1723-char remark
3. 1997-01-30
   soldstatus $80,400
4. 1995-03-28
   soldstatus $57,000

ⓘ 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: $3,967 · $331/mo
• Projected year-2 tax: $4,713 · $393/mo
• Expected delta: +$746/yr (+$62/mo · 18.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,081
• − Mortgage interest: −$19,600
• − Property taxes: −$3,967
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$10,179
• Taxable loss: −$11,067
• Est. tax savings @ 24.0%: +$2,656
• After-tax cash flow: $-2,105/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: Cloverleaf Local
• NCES district ID: 3904848
• Math proficiency: 61% ▼ -16.00%
• Reading proficiency: 68% ▼ -6.00%
• Median HH income: $58,407
• Composite: 55.59/100
• National rank: #1235
• State rank: #205 of 656 in OH

Livability — Chippewa Lake

• Score: 67/100
• State rank: #598
• US rank: #10229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Medina County · 145,517 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 64,924
• Household income: $99,923
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 919.0

Population outlook (Medina County) Hauer SSP2

• Today (2025): 185,249 people
• By 2030: 188,174 · +1.6%
• By 2040: 190,350 · +2.8%
• By 2050: 187,283 · +1.1%
• By 2075: 177,108 · -4.4%
• By 2100: 151,304 · -18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Medina

• 2024 margin: Strong R (+24.8) · D 37.2% · R 62.0%
• 2008→2024 swing: -16.8pp toward R · 2008: -8.0pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+23.4 2016: R+24.9 2012: R+13.1 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.25%
• Current HPI: 257.2597
• Rent YoY: ▲ 4.16%
• Metro: Cleveland-Elyria, OH
• 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

+513.9% since first listed

4 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-14 Listed $349,900 MLSNOW
• 1997-01-30 Sold (Public Records) $80,400 Public Records
• 1995-03-28 Sold (Public Records) $57,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,967 · +0.1% YoY. Source: county tax records.