286 5th St NW · Carrollton, OH 44615

$165,000

3 bd · 1.0 ba · 1,940 sqft · SingleFamily public records · 16 Days on market

Built 1945 8,681 sqft lot Est $184k · 10% under

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Why this score? — see what drove the B 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 +29.1/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, 3 bedroom bungalow situated on a double lot with a 1 car garage. You are going to love the large covered back deck and covered front porch, perfect for entertaining! First floor bedroom and full bathroom, finished walkout lower level family room. Basement has been waterproofed with a transferrable guarantee. Updated metal roof, electrical, several newer windows, high efficiency gas furnace with central air. Schedule your showing today!

Key facts

• Hardwood flooring
• Extra driveway space
• Enclosed porch

Tags

• DETACHED GARAGE
• EXTRA DRIVEWAY SPACE
• HARDWOOD FLOORING
• ENCLOSED PORCH
• WALK OUT BASEMENT
• WATERPROOFED BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior
• Construction: Metal roof; Block foundation; Built per public records
• Exterior features: Lot recorded at approximately 0.1993 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Basement (finished area below grade)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.7% in Carrollton — 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 80/100 on livability (#131 in OH, #1,863 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Carrollton Exempted Village (town): math 46% / reading 58% proficiency, ranked #419 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($66k/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.
• Carroll County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.24% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $184,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Garfield Ave NW	0.12mi	4/2.0 (+1)	1,892 (-2%)	10mo	$175,000	$92	72
360 Garfield Ave NW	0.10mi	3/1.0	1,705 (-12%)	10mo	$183,900	$108	66
335 High St SW	0.49mi	3/1.5	1,780 (-8%)	2mo	$169,900	$95	60
454 Lincoln Ave NW	0.12mi	2/3.0 (-1)	1,784 (-8%)	11mo	$225,000	$126	59
24 4th St SE	0.59mi	3/1.5	1,766 (-9%)	4mo	$185,000	$105	52
267 4th St NE	0.41mi	3/2.0	2,163 (+12%)	21mo	$184,000	$85	40
156 4th St SE	0.64mi	3/1.5	2,114 (+9%)	23mo	$192,000	$91	34

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $9,511
• Equity at exit: $24,602

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $54,882
• Equity at exit: $14,266

Cash invested: $46,200 (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 44615

• Active inventory: 43
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $570

Break-even live

Break-even rent $1,325

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $663	-5% $616	+0% $570	+5% $523	+10% $476
Rent	-10% $408	-5% $489	+0% $570	+5% $650	+10% $731
Rate	-1.0pp $653	-0.5pp $612	base $570	+0.5pp $527	+1.0pp $483

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $165,000 Active 16 DOM
2. 2026-06-21
   days on market $165,000 Active 15 DOM
3. 2026-06-18
   days on market $165,000 Active 13 DOM
4. 2026-06-17
   days on market $165,000 Active 12 DOM
5. 2026-06-16
   days on market $165,000 Active 11 DOM
6. 2026-06-15
   days on market $165,000 Active 10 DOM
7. 2026-06-13
   days on market $165,000 Active 8 DOM
8. 2026-06-12
   days on market $165,000 Active 7 DOM
9. 2026-06-09
   days on market $165,000 Active 4 DOM
10. 2026-06-08
    days on market $165,000 Active 3 DOM
11. 2026-06-07
    days on market $165,000 Active 2 DOM
12. 2026-06-07
    remarks 482-char remark
13. 2026-06-07
    listed $165,000 Active 1 DOM

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,962 · $163/mo
• Expected delta: +$612/yr (+$51/mo · 45.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $24,547
• − Mortgage interest: −$9,243
• − Property taxes: −$1,349
• − Insurance: −$825
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$4,800
• Taxable income: $4,403
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $5,778/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: Carrollton Exempted Village
• NCES district ID: 3904527
• Math proficiency: 46% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $45,165
• Composite: 43.94/100
• National rank: #2903
• State rank: #419 of 656 in OH

Livability — Carrollton

• Score: 80/100
• State rank: #131
• US rank: #1863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, OH
• County: Carroll · 27,595 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,830
• Household income: $66,391
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 7.5

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 25,766 people
• By 2030: 24,481 · -5.0%
• By 2040: 21,803 · -15.4%
• By 2050: 19,323 · -25.0%
• By 2075: 15,205 · -41.0%
• By 2100: 12,287 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+54.7) · D 22.2% · R 77.0%
• 2008→2024 swing: -49.9pp toward R · 2008: -4.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.7 2016: R+46.4 2012: R+13.7 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.95%
• Current HPI: 222.0728
• 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

+78.4% since first listed

9 events — show timeline

• 2026-06-05 Listed $165,000 MLSNOW
• 2023-04-11 Sold (Public Records) $129,900 Public Records
• 2023-04-07 Sold (MLS) $129,900 MLSNOW
• 2023-03-15 Pending — MLSNOW
• 2023-03-13 Listed $129,900 MLSNOW
• 2020-04-02 Sold (MLS) $90,000 MLSNOW
• 2020-03-17 Pending — MLSNOW
• 2020-02-24 Contingent — MLSNOW
• 2020-02-18 Listed $92,500 MLSNOW

Property tax history

+12.8%/yr

Latest (2025): $1,349 · +22.7% YoY. Source: county tax records.