254 S Eagle St · Geneva, OH 44041

$164,900

3 bd · 3.0 ba · 1,384 sqft · MultiFamily public records · 67 Days on market

Built 1900 0.38 ac lot Est $135k · 22% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Fully Leased Duplex – Instant Cash Flow! This fully leased duplex is a reliable income producer with month-to-month leases in place. Both units are 100% occupied, and each tenant pays their own utilities—gas, water, sewer, and electric are all separately metered for convenience and simplicity. The upper unit features 2 bedrooms and 1 bath, while the lower unit includes 1 bedroom and 1 bath. Each tenant has access to their own washer and dryer set located in the shared basement laundry area. Ample parking is available for both units. Recent updates and key features include: Roof is only 6 years old Upper unit's newer furnace was installed 2/2022; lower unit's furnace in good working condition Two hot water tanks installed in 2021, both operating properly Basement with laundry and storage space Ability to be converted back to a single family home. Located near the UH medical center, downtown Geneva and Route 20, providing easy access to major east–west routes and local amenities. This property delivers immediate cash flow and dependable returns—a great addition to any investment portfolio. Showings: Pre-approved buyers only; proof of funds or pre-approval letter required prior to appointment confirmation. 48-hour notice preferred, but earlier access may be possible—please confirm with the listing agent.

Key facts

• Ample parking
• Fully leased duplex
• 0.38 acre lot

Tags

• FULLY LEASED DUPLEX
• SEPARATELY METERED UTILITIES
• SHARED BASEMENT LAUNDRY
• AMPLE PARKING
• ROOF IS ONLY 6 YEARS OLD
• NEWER FURNACE INSTALLED

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive. Per door: $280/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.6% in Geneva — 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 74/100 on livability (#291 in OH, #4,770 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Geneva Area City (town): math 52% / reading 60% proficiency, ranked #362 of 656 in OH (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($58k/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.
• Ashtabula County population projected at -22% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $165k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $135,260
• List price: $164,900
• Delta: 21.91%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $8,870
• Equity at exit: $24,587

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $53,489
• Equity at exit: $14,258

Cash invested: $46,172 (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 44041

• Home prices YoY: -31.3%
• Active inventory: 86
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $559

Break-even live

Break-even rent $1,332

Max offer price $164,900

Occupancy floor 68%

Sensitivity live

Price	-10% $653	-5% $606	+0% $559	+5% $512	+10% $466
Rent	-10% $398	-5% $479	+0% $559	+5% $640	+10% $720
Rate	-1.0pp $642	-0.5pp $601	base $559	+0.5pp $516	+1.0pp $473

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,040
Total (2 units)			$2,040

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Garfield St Geneva, OH	4.0	1.0	1248	$1,549	$1.24	44d	1	0.62mi

Listing history 13 events

1. 2026-06-08
   days on market $164,900 Active 67 DOM
2. 2026-06-08
   days on market $164,900 Active 66 DOM
3. 2026-06-07
   days on market $164,900 Active 65 DOM
4. 2026-06-04
   days on market $164,900 Active 62 DOM
5. 2026-06-02
   days on market $164,900 Active 61 DOM
6. 2026-06-01
   days on market $164,900 Active 60 DOM
7. 2026-05-31
   days on market $164,900 Active 59 DOM
8. 2026-05-05
   price $175,000 1358-char remark

   Show marketing remark (1358 chars)

   Fully Leased Duplex – Instant Cash Flow! This fully leased duplex is a reliable income producer with month-to-month leases in place. Both units are 100% occupied, and each tenant pays their own utilities—gas, water, sewer, and electric are all separately metered for convenience and simplicity. The upper unit features 2 bedrooms and 1 bath, while the lower unit includes 1 bedroom and 1 bath. Each tenant has access to their own washer and dryer set located in the shared basement laundry area. Ample parking is available for both units. Recent updates and key features include: Roof is only 6 years old Upper unit's newer furnace was installed 2/2022; lower unit's furnace in good working condition Two hot water tanks installed in 2021, both operating properly Basement with laundry and storage space Ability to be converted back to a single family home. Located near the UH medical center, downtown Geneva and Route 20, providing easy access to major east–west routes and local amenities. This property delivers immediate cash flow and dependable returns—a great addition to any investment portfolio. Showings: Pre-approved buyers only; proof of funds or pre-approval letter required prior to appointment confirmation. 48-hour notice preferred, but earlier access may be possible—please confirm with the listing agent.

9. 2026-04-12
   price $185,000 1358-char remark

   Show marketing remark (1358 chars)

   Fully Leased Duplex – Instant Cash Flow! This fully leased duplex is a reliable income producer with month-to-month leases in place. Both units are 100% occupied, and each tenant pays their own utilities—gas, water, sewer, and electric are all separately metered for convenience and simplicity. The upper unit features 2 bedrooms and 1 bath, while the lower unit includes 1 bedroom and 1 bath. Each tenant has access to their own washer and dryer set located in the shared basement laundry area. Ample parking is available for both units. Recent updates and key features include: Roof is only 6 years old Upper unit's newer furnace was installed 2/2022; lower unit's furnace in good working condition Two hot water tanks installed in 2021, both operating properly Basement with laundry and storage space Ability to be converted back to a single family home. Located near the UH medical center, downtown Geneva and Route 20, providing easy access to major east–west routes and local amenities. This property delivers immediate cash flow and dependable returns—a great addition to any investment portfolio. Showings: Pre-approved buyers only; proof of funds or pre-approval letter required prior to appointment confirmation. 48-hour notice preferred, but earlier access may be possible—please confirm with the listing agent.

10. 2026-04-02
    listed $199,900 Active 1358-char remark

    Show marketing remark (1358 chars)

    Fully Leased Duplex – Instant Cash Flow! This fully leased duplex is a reliable income producer with month-to-month leases in place. Both units are 100% occupied, and each tenant pays their own utilities—gas, water, sewer, and electric are all separately metered for convenience and simplicity. The upper unit features 2 bedrooms and 1 bath, while the lower unit includes 1 bedroom and 1 bath. Each tenant has access to their own washer and dryer set located in the shared basement laundry area. Ample parking is available for both units. Recent updates and key features include: Roof is only 6 years old Upper unit's newer furnace was installed 2/2022; lower unit's furnace in good working condition Two hot water tanks installed in 2021, both operating properly Basement with laundry and storage space Ability to be converted back to a single family home. Located near the UH medical center, downtown Geneva and Route 20, providing easy access to major east–west routes and local amenities. This property delivers immediate cash flow and dependable returns—a great addition to any investment portfolio. Showings: Pre-approved buyers only; proof of funds or pre-approval letter required prior to appointment confirmation. 48-hour notice preferred, but earlier access may be possible—please confirm with the listing agent.

11. 2005-07-18
    soldstatus $86,000 219-char remark

    Show marketing remark (219 chars)

    Nice Remodeled Income Prop. 1-1br & 1-2br. Deep Lot. Could Easily Be Made Single Fam Again. Dn Rm Sizes: Liv Rm 12x15, Br 10x12, Ba 8x7, Kit 9x14. Up Rm Sizes: Liv Rm 11x15, Br1 14x7, Br2 10x12, Ba 9x5, Kit 12x10.

12. 2005-07-13
    soldstatus $86,000
13. 2004-12-03
    listed $86,000 219-char remark

    Show marketing remark (219 chars)

    Nice Remodeled Income Prop. 1-1br & 1-2br. Deep Lot. Could Easily Be Made Single Fam Again. Dn Rm Sizes: Liv Rm 12x15, Br 10x12, Ba 8x7, Kit 9x14. Up Rm Sizes: Liv Rm 11x15, Br1 14x7, Br2 10x12, Ba 9x5, Kit 12x10.

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $2,000 · $167/mo
• Expected delta: +$572/yr (+$48/mo · 40.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,480
• − Mortgage interest: −$9,237
• − Property taxes: −$1,428
• − Insurance: −$824
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$4,797
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $5,683/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: Geneva Area City
• NCES district ID: 3904405
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $43,525
• Composite: 47.12/100
• National rank: #2328
• State rank: #362 of 656 in OH

Livability — Geneva

• Score: 74/100
• State rank: #291
• US rank: #4770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, OH
• County: Ashtabula · 97,617 people
• Metro: Cleveland, OH
• Population (ZIP): 13,992
• Household income: $58,438
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 12.5

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.04%
• Current HPI: 230.8747
• 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

+103.5% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $175,000 MLSNOW
• 2026-04-12 Price Changed $185,000 MLSNOW
• 2026-04-02 Listed $199,900 MLSNOW
• 2005-07-18 Sold (MLS) $86,000 MLSNOW
• 2005-07-13 Sold (Public Records) $86,000 Public Records
• 2004-12-03 Listed $86,000 MLSNOW

Property tax history

+2.3%/yr

Latest (2025): $1,428 · -2.9% YoY. Source: county tax records.