9800 Williams Rd · Lake Milton, OH 44412

$118,000

3 bd · 1.5 ba · 2,112 sqft · SingleFamily public records · 6 Days on market

Built 1975 5.00 ac lot

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• Schools +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential at 9800 Williams Road! A full-scale renovation project sitting on 5 country acres. This property is a true "blank slate" opportunity for serious investors, visionaries or builders, as the existing structure currently has no working utilities and requires a total overhaul to reach its full potential. The footprint allows for a spacious 3+ bedroom, 2.5-bath layout with an open floor plan, a fireplace-centered lower family room, and a 2+ car garage, but the real value lies in the acreage. Situated just 15 minutes from the recreational hubs of West Branch, Lake Milton, Berlin Lake, and close proximity to 76 this location balances secluded country living with immed

Key facts

• 5 acre lot
• 2 garage spots
• Built 1975

Property features AI

Exterior

• Parking: Detached garage with 2 parking spaces; Driveway
• Utilities: Well water; Septic tank
• Home design: Two-story home; Asphalt/fiberglass roof; Aluminum siding
• Construction: Built (year source: public records)
• Exterior features: Property includes garage(s) and an outbuilding; Waterfront property

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Cap rate 7.9% vs local median 1.8% in Lake Milton — 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 58/100 on livability (#1,045 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools D-, amenities F, commute F.
• Southeast Local (rural): math 54% / reading 58% proficiency, ranked #334 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; solid renter incomes; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent is only 15% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $118,000

Questions for the listing agent

1. Built in 1975 — 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. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $631,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9439 Williams Rd	0.69mi	3/2.5	2,169 (+3%)	11mo	$295,000	$136	50
9715 Williams Rd	0.24mi	3/3.0	1,838 (-13%)	18mo	$549,700	$299	46

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-9,289
• Equity at exit: $17,594

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,636
• Equity at exit: $10,202

Cash invested: $33,040 (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 44412

• Home prices YoY: -23.4%
• Active inventory: 13
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $154

Break-even live

Break-even rent $1,041

Max offer price $118,000

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $187	+0% $154	+5% $121	+10% $87
Rent	-10% $56	-5% $105	+0% $154	+5% $203	+10% $252
Rate	-1.0pp $213	-0.5pp $184	base $154	+0.5pp $123	+1.0pp $92

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-10
   listed $118,000 Active

ⓘ 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: $1,857 · $155/mo
• Projected year-2 tax: $1,857 · $155/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,837
• − Mortgage interest: −$6,610
• − Property taxes: −$1,857
• − Insurance: −$590
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,433
• Taxable loss: −$27
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,855/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: Southeast Local
• NCES district ID: 3904922
• Math proficiency: 54% ▼ -11.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $58,353
• Composite: 48.55/100
• National rank: #2114
• State rank: #334 of 656 in OH

Livability — Lake Milton

• Score: 58/100
• State rank: #1045
• US rank: #20815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage · 165,699 people
• City population: 2,361
• Metro: Akron, OH
• Population (ZIP): 3,073
• Household income: $102,083
• Rent vs Own: 9.0% rent · 91.0% 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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 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: ▼ -64.61%
• Current HPI: 211.5981
• 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

2 events — show timeline

• 2026-04-16 Pending — MLSNOW
• 2026-04-10 Listed $118,000 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $1,857 · +2.3% YoY. Source: county tax records.