73 Cherry St · Vincent, OH 45784

$119,900

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 20 Days on market

Built 1951

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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 +17.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +5.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready! Home offers many updates, newly remodeled bathroom, large spacious eat-in kitchen that has been nicely updated. New second floor offering 2 bedrooms, forced air furnace and hot water tank in 2011, aluminum roof recoated in 2011, enclosed front porch with enclosed side porch sunroom open to beautiful patio with retaining wall, 2 car detached garage, new French drains around entire home, fire pit with lots of landscaping, dog kennel, play ground area. Enclosed front porch 6'x15', side porch/enclosed sun room 9'x20'. Very nice! #742 Elem: Barlow-Vincent Elementary Scho Elem/Bus: Y JrHigh: Warren Middle JrHigh/Bus: Y High: Warren High School High/Bus: Y Fire: VOL Police: SHF PossFreeGas: N ; SQFT=Fin L1:768, Fin L2:384, Fin Bsmt:0, Fin Above:1152, Fin Total:1152, Unfin Bsmt:384, Unfin Above:384;GAR= 2 Car Det

Key facts

• Enclosed side porch
• Shed
• Rear concrete patio

Tags

• ENCLOSED FRONT PORCH
• ENCLOSED SIDE PORCH
• REAR CONCRETE PATIO
• DETACHED GARAGE
• SHED

Property features AI

Finance

• Financial info: $1,872 annual tax (listed)

Exterior

• Parking: Detached gravel parking; 2 covered parking spaces; 2 garage spaces (detached); 2 total parking spaces; Open parking available
• Utilities: 200+ amp electrical service; Water: Other; Sewer: Other
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding; Built with standard foundation
• Exterior features: Porch; Metal roof

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $83 ($993/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (7.5% below list).
• Recommended offer: $111k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#456 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, health & safety D, amenities F.
• Warren Local (rural): math 57% / reading 67% proficiency, ranked #253 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; solid renter incomes; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($80k/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 $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Washington County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $89k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,869 (7.5% below list)

Questions for the listing agent

1. Built in 1951 — 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 B-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: 0.92% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $70,566
• Equity at exit: $108,015

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $203,651
• Equity at exit: $232,939

Cash invested: $33,572 (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 45784

• Home prices YoY: 10.5%
• Active inventory: 17
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $83

Break-even live

Break-even rent $1,004

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $151	-5% $117	+0% $83	+5% $49	+10% $15
Rent	-10% $-5	-5% $39	+0% $83	+5% $127	+10% $170
Rate	-1.0pp $143	-0.5pp $113	base $83	+0.5pp $52	+1.0pp $20

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $119,900 Active 20 DOM
2. 2026-06-19
   days on market $119,900 Active 18 DOM
3. 2026-06-18
   days on market $119,900 Active 17 DOM
4. 2026-06-17
   days on market $119,900 Active 16 DOM
5. 2026-06-16
   days on market $119,900 Active 15 DOM
6. 2026-06-15
   days on market $119,900 Active 14 DOM
7. 2026-06-14
   days on market $119,900 Active 12 DOM
8. 2026-06-12
   days on market $119,900 Active 11 DOM
9. 2026-06-09
   days on market $119,900 Active 8 DOM
10. 2026-06-08
    days on market $119,900 Active 7 DOM
11. 2026-06-07
    days on market $119,900 Active 6 DOM
12. 2026-06-07
    days on market $119,900 Active 5 DOM
13. 2026-06-01
    remarks 618-char remark
14. 2026-06-01
    listed $119,900 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: $1,373 · $114/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$249/yr (+$21/mo · 18.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,304
• − Mortgage interest: −$6,716
• − Property taxes: −$1,373
• − Insurance: −$600
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$3,488
• Taxable loss: −$1,001
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,233/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: Warren Local
• NCES district ID: 3910018
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $54,190
• Composite: 53.1/100
• National rank: #1515
• State rank: #253 of 656 in OH

Livability — Vincent

• Score: 70/100
• State rank: #456
• US rank: #7519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington · 57,253 people
• Population (ZIP): 3,089
• Household income: $80,096
• Rent vs Own: 10.0% rent · 90.0% own

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.20%
• Current HPI: 244.5918
• 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

+84.5% since first listed

6 events — show timeline

• 2026-06-01 Listed $119,900 SVAR
• 2026-01-23 Sold (Public Records) $89,333 Public Records
• 2015-04-20 Sold (Public Records) $107,000 Public Records
• 2015-04-17 Sold (MLS) $107,000 MLSNOW
• 2014-11-24 Listed $109,900 MLSNOW
• 2013-06-11 Sold (Public Records) $65,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,373 · +71.7% YoY. Source: county tax records.