8974-8978 Wilverne Dr · Windham, OH 44288

$175,000

4 bd · 2.0 ba · 1,600 sqft · MultiFamily · 43 Days on market

Built 1965 0.34 ac lot Est $160k · 9% over

---

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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• ARV discount +3.3/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Very Nice Brick Duplex With Central Air. One Car Garage In Each Unit. Great Location. Good Rental History. Newer Flooring 3 Yrs. Great Investment.

Key facts

• Income potential
• Large shared yard
• 0.34 acre lot

Tags

• DEDICATED LAUNDRY ROOM
• LARGE SHARED YARD
• VALUE-ADD OPPORTUNITY
• INCOME POTENTIAL
• MULTI GENERATIONAL LIVING

Property features AI

Finance

• Financial info: Gross rental income reported: $1,000; Each unit actual rent: $500; Current tenants are month-to-month; Units are leased (leases expire June 30, 2026 for listed units); Owner pays taxes; tenants pay all utilities

Exterior

• Parking: Attached 2-car garage; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Single-story building; Brick construction; Asphalt roof; Private entrance
• Construction: Brick exterior; Asphalt roof; Crawl space foundation; Built (year source: public records)
• Exterior features: Back yard; Chain link fencing; City lot

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: Two 2-bedroom units (each unit is month-to-month)
• Bathrooms: Two full bathrooms total (one full bathroom per unit)
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating; Gas heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Private entrance; Crawl space basement
• Laundry & utility: In-unit laundry (inside)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive. Per door: $203/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#886 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Windham Exempted Village (town): math 27% / reading 43% proficiency, ranked #564 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Katherine Thomas Elementary School (math 37% / reading 42%, grade F, #1,055 of 1,584 statewide, top 68%, 223 students, 0% FRL); Windham Junior High School (math 22% / reading 47%, grade F, #547 of 654 statewide, top 84%, 130 students, 0% FRL); Windham High School (math 24% / reading 34%, grade F, #619 of 781 statewide, top 80%, 109 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 38% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 43 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y 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 $88k; list at $175k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $160,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8974-8978 Wilverne Dr	0.00mi	4/2.0	1,600 (0%)	1mo	$160,000	$100	99

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,508
• Equity at exit: $26,093

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $31,187
• Equity at exit: $15,131

Cash invested: $49,000 (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 44288

• Home prices YoY: -22.1%
• Active inventory: 17
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $405

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 75%

Sensitivity live

Price	-10% $526	-5% $466	+0% $405	+5% $345	+10% $284
Rent	-10% $244	-5% $325	+0% $405	+5% $486	+10% $567
Rate	-1.0pp $494	-0.5pp $450	base $405	+0.5pp $360	+1.0pp $314

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,044
Total (2 units)			$2,044

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-24
   historical Contingent
3. 2026-03-27
   listed $175,000 Active
4. 1997-09-17
   soldstatus $87,500 146-char remark

   Show marketing remark (146 chars)

   Very Nice Brick Duplex With Central Air. One Car Garage In Each Unit. Great Location. Good Rental History. Newer Flooring 3 Yrs. Great Investment.

5. 1997-06-29
   listed $95,000 146-char remark

   Show marketing remark (146 chars)

   Very Nice Brick Duplex With Central Air. One Car Garage In Each Unit. Great Location. Good Rental History. Newer Flooring 3 Yrs. Great Investment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 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: $24,528
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$5,091
• Taxable income: $2,210
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $4,334/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: Windham Exempted Village
• NCES district ID: 3904566
• Math proficiency: 27% ▼ -27.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $40,882
• Composite: 29.42/100
• National rank: #6522
• State rank: #564 of 656 in OH

Livability — Windham

• Score: 62/100
• State rank: #886
• US rank: #16824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windham, OH
• County: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 3,555
• Household income: $65,147
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 12.9

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 5% Iranian 1% Scotch-Irish 1%
• Foreign-born: 0%

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: ▼ -49.36%
• Current HPI: 173.5838
• 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

+84.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-04-24 Contingent — MLSNOW
• 2026-03-27 Listed $175,000 MLSNOW
• 1997-09-17 Sold (MLS) $87,500 MLSNOW
• 1997-06-29 Listed $95,000 MLSNOW