1918 Greensburg Rd · Green, OH 44720

$75,000

3 bd · 1.5 ba · 2,244 sqft · SingleFamily public records · 6 Days on market

Built 1928 0.35 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong potential! This 4-bedroom brick home sits on a spacious corner lot and offers a great opportunity for renovation. Solid brick exterior adds lasting appeal, while layout provides plenty of space for future updates and improvements. Property will need a new septic and well. Bring your vision and this property will shine again. Being sold as-is.

Key facts

• Brick home
• Solid brick exterior
• Corner lot

Tags

• BRICK HOME
• CORNER LOT
• SOLID BRICK EXTERIOR
• SPACIOUS LAYOUT

Property features AI

Finance

• Financial info: Annual taxes listed (see agent for details)

Exterior

• Parking: Driveway
• Utilities: Well water; Septic sewer
• Home design: Two-story brick home; Asphalt roof
• Construction: Brick construction; Asphalt roof; Built per public records
• Exterior features: Lot approximately 0.3512 acres; Property listed as fixer condition

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating
• Interior features: Full basement; One fireplace
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 16.9% vs local median 2.6% in Green — 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 87/100 on livability (#31 in OH, #281 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, employment A+; Watch: commute F.
• Green Local (suburban): math 75% / reading 74% proficiency, ranked #90 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 227 active listings in the ZIP; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.28% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.75%
• DSCR: 2.68
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.26×
• Total profit: $26,379
• Equity at exit: $11,183

10-year hold

• IRR: 36.8%
• Equity multiple: 4.01×
• Total profit: $63,246
• Equity at exit: $6,485

Cash invested: $21,000 (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 44720

• Rents YoY: 0.8%
• Active inventory: 227
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$268 /mo · $3,219/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $661

Break-even live

Break-even rent $877

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $703	-5% $682	+0% $661	+5% $639	+10% $618
Rent	-10% $525	-5% $593	+0% $661	+5% $728	+10% $796
Rate	-1.0pp $698	-0.5pp $680	base $661	+0.5pp $641	+1.0pp $621

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-08
   remarks 373-char remark
2. 2026-06-08
   listed $75,000 Pending 6 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: $3,219 · $268/mo
• Projected year-2 tax: $3,219 · $268/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,559
• − Mortgage interest: −$4,201
• − Property taxes: −$3,219
• − Insurance: −$375
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$2,182
• Taxable income: $7,292
• Est. tax owed @ 24.0%: −$1,750
• After-tax cash flow: $6,178/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: Green Local
• NCES district ID: 3905001
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $63,973
• Composite: 64.45/100
• National rank: #542
• State rank: #90 of 656 in OH

Livability — Green

• Score: 87/100
• State rank: #31
• US rank: #281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green, OH
• County: Stark County · 272,865 people
• City population: 50,124
• Metro: Canton-Massillon, OH
• Population (ZIP): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.69%
• Current HPI: 215.4995
• Rent YoY: ▲ 0.82%
• Metro: Canton-Massillon, OH
• 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

• 2026-05-28 Pending — MLSNOW
• 2026-05-22 Listed $75,000 MLSNOW

Property tax history

+7.9%/yr

Latest (2025): $3,219 · -0.1% YoY. Source: county tax records.