4 Valleyview St · Berlin Heights, OH 44814

$127,500

3 bd · 2.0 ba · 2,473 sqft · SingleFamily public records · 155 Days on market

Built 1960 0.49 ac lot $52/sqft · 53% below area

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.6/10.0
• DSCR +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A warm, inviting canvas for your next project, this home offers the charm of a classic brick ranch paired with the potential that investors love. Resting on 0.48 acre, the property features a new metal roof, an attached garage, and a separate barn that expands your storage or workshop possibilities. The backyard feels like its own retreat thanks to a meandering creek that brings peaceful energy to outdoor gatherings and everyday relaxation. Inside, the main floor delivers 3 bedrooms, 2 full baths, a welcoming living room anchored by a striking brick fireplace, a spacious kitchen with a breakfast nook, and a dedicated dining room. The layout has great flow and plenty of natural light, making it easy to envision updates that elevate the home’s original character. The basement once served as an impressive extension of the living space, offering a large family room with a second fireplace, a dry bar, and plumbing already in place for a second kitchen—ideal for multi-generational living, entertaining, or creative reconfiguration. With a 2-car garage and additional barn storage, the property supports both practical needs and future plans. For investors or renovators, this home is a standout opportunity to restore a once-gorgeous ranch to its former glory and unlock its full potential.

Key facts

• Meandering creek
• New metal roof
• Large family room

Tags

• NEW METAL ROOF
• SEPARATE BARN
• MEANDERING CREEK
• STRIKING BRICK FIREPLACE
• LARGE FAMILY ROOM
• DRY BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $51 ($615/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#608 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Edison Local (Formerly Berlin-Milan) (rural): math 68% / reading 70% proficiency, ranked #147 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Erie County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 7.9

CMA / ARV

• ARV (median comp): $283,154
• List price: $127,500
• Delta: -54.97%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 W Main St	0.43mi	3/2.0	2,189 (-12%)	0mo	$298,000	$136	61
45 Mechanic St	0.59mi	3/2.0	2,333 (-6%)	10mo	$250,000	$107	55
11505 Bellamy Rd	0.56mi	4/2.5 (+1)	2,400 (-3%)	19mo	$295,000	$123	46

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-17,293
• Equity at exit: $19,011

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-10,433
• Equity at exit: $11,024

Cash invested: $35,700 (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 44814

• Home prices YoY: -19.6%
• Active inventory: 11
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$296 /mo · $3,548/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $51

Break-even live

Break-even rent $1,288

Max offer price $127,500

Occupancy floor 91%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $127,500 Active 155 DOM
2. 2026-06-18
   days on market $127,500 Active 154 DOM
3. 2026-06-17
   days on market $127,500 Active 153 DOM
4. 2026-06-16
   days on market $127,500 Active 152 DOM
5. 2026-06-15
   pricedays on market $127,500 Active 151 DOM
6. 2026-06-09
   days on market $134,900 Active 149 DOM
7. 2026-06-08
   days on market $134,900 Active 148 DOM
8. 2026-06-07
   days on market $134,900 Active 147 DOM
9. 2026-06-05
   days on market $134,900 Active 144 DOM
10. 2026-06-02
    days on market $134,900 Active 142 DOM
11. 2026-06-01
    days on market $134,900 Active 141 DOM
12. 2026-05-31
    days on market $134,900 Active 140 DOM
13. 2026-05-30
    days on market $134,900 Active 139 DOM
14. 2026-04-01
    status Active 1311-char remark

    Show marketing remark (1311 chars)

    A warm, inviting canvas for your next project, this home offers the charm of a classic brick ranch paired with the potential that investors love. Resting on 0.48 acre, the property features a new metal roof, an attached garage, and a separate barn that expands your storage or workshop possibilities. The backyard feels like its own retreat thanks to a meandering creek that brings peaceful energy to outdoor gatherings and everyday relaxation. Inside, the main floor delivers 3 bedrooms, 2 full baths, a welcoming living room anchored by a striking brick fireplace, a spacious kitchen with a breakfast nook, and a dedicated dining room. The layout has great flow and plenty of natural light, making it easy to envision updates that elevate the home’s original character. The basement once served as an impressive extension of the living space, offering a large family room with a second fireplace, a dry bar, and plumbing already in place for a second kitchen—ideal for multi-generational living, entertaining, or creative reconfiguration. With a 2-car garage and additional barn storage, the property supports both practical needs and future plans. For investors or renovators, this home is a standout opportunity to restore a once-gorgeous ranch to its former glory and unlock its full potential.

15. 2026-02-26
    historical Contingent 1311-char remark

    Show marketing remark (1311 chars)

    A warm, inviting canvas for your next project, this home offers the charm of a classic brick ranch paired with the potential that investors love. Resting on 0.48 acre, the property features a new metal roof, an attached garage, and a separate barn that expands your storage or workshop possibilities. The backyard feels like its own retreat thanks to a meandering creek that brings peaceful energy to outdoor gatherings and everyday relaxation. Inside, the main floor delivers 3 bedrooms, 2 full baths, a welcoming living room anchored by a striking brick fireplace, a spacious kitchen with a breakfast nook, and a dedicated dining room. The layout has great flow and plenty of natural light, making it easy to envision updates that elevate the home’s original character. The basement once served as an impressive extension of the living space, offering a large family room with a second fireplace, a dry bar, and plumbing already in place for a second kitchen—ideal for multi-generational living, entertaining, or creative reconfiguration. With a 2-car garage and additional barn storage, the property supports both practical needs and future plans. For investors or renovators, this home is a standout opportunity to restore a once-gorgeous ranch to its former glory and unlock its full potential.

16. 2026-02-02
    status Active 1311-char remark

    Show marketing remark (1311 chars)

    A warm, inviting canvas for your next project, this home offers the charm of a classic brick ranch paired with the potential that investors love. Resting on 0.48 acre, the property features a new metal roof, an attached garage, and a separate barn that expands your storage or workshop possibilities. The backyard feels like its own retreat thanks to a meandering creek that brings peaceful energy to outdoor gatherings and everyday relaxation. Inside, the main floor delivers 3 bedrooms, 2 full baths, a welcoming living room anchored by a striking brick fireplace, a spacious kitchen with a breakfast nook, and a dedicated dining room. The layout has great flow and plenty of natural light, making it easy to envision updates that elevate the home’s original character. The basement once served as an impressive extension of the living space, offering a large family room with a second fireplace, a dry bar, and plumbing already in place for a second kitchen—ideal for multi-generational living, entertaining, or creative reconfiguration. With a 2-car garage and additional barn storage, the property supports both practical needs and future plans. For investors or renovators, this home is a standout opportunity to restore a once-gorgeous ranch to its former glory and unlock its full potential.

17. 2026-01-16
    historical Contingent 1311-char remark

    Show marketing remark (1311 chars)

    A warm, inviting canvas for your next project, this home offers the charm of a classic brick ranch paired with the potential that investors love. Resting on 0.48 acre, the property features a new metal roof, an attached garage, and a separate barn that expands your storage or workshop possibilities. The backyard feels like its own retreat thanks to a meandering creek that brings peaceful energy to outdoor gatherings and everyday relaxation. Inside, the main floor delivers 3 bedrooms, 2 full baths, a welcoming living room anchored by a striking brick fireplace, a spacious kitchen with a breakfast nook, and a dedicated dining room. The layout has great flow and plenty of natural light, making it easy to envision updates that elevate the home’s original character. The basement once served as an impressive extension of the living space, offering a large family room with a second fireplace, a dry bar, and plumbing already in place for a second kitchen—ideal for multi-generational living, entertaining, or creative reconfiguration. With a 2-car garage and additional barn storage, the property supports both practical needs and future plans. For investors or renovators, this home is a standout opportunity to restore a once-gorgeous ranch to its former glory and unlock its full potential.

18. 2026-01-10
    listed $150,000 Active 1311-char remark

    Show marketing remark (1311 chars)

    A warm, inviting canvas for your next project, this home offers the charm of a classic brick ranch paired with the potential that investors love. Resting on 0.48 acre, the property features a new metal roof, an attached garage, and a separate barn that expands your storage or workshop possibilities. The backyard feels like its own retreat thanks to a meandering creek that brings peaceful energy to outdoor gatherings and everyday relaxation. Inside, the main floor delivers 3 bedrooms, 2 full baths, a welcoming living room anchored by a striking brick fireplace, a spacious kitchen with a breakfast nook, and a dedicated dining room. The layout has great flow and plenty of natural light, making it easy to envision updates that elevate the home’s original character. The basement once served as an impressive extension of the living space, offering a large family room with a second fireplace, a dry bar, and plumbing already in place for a second kitchen—ideal for multi-generational living, entertaining, or creative reconfiguration. With a 2-car garage and additional barn storage, the property supports both practical needs and future plans. For investors or renovators, this home is a standout opportunity to restore a once-gorgeous ranch to its former glory and unlock its full potential.

ⓘ 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: $3,548 · $296/mo
• Projected year-2 tax: $3,548 · $296/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,233
• − Mortgage interest: −$7,142
• − Property taxes: −$3,548
• − Insurance: −$638
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,709
• Taxable loss: −$1,401
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $951/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: Edison Local (Formerly Berlin-Milan)
• NCES district ID: 3904678
• Math proficiency: 68% ▼ -12.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $63,494
• Composite: 59.83/100
• National rank: #894
• State rank: #147 of 656 in OH

Livability — Berlin Heights

• Score: 67/100
• State rank: #608
• US rank: #10415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berlin Heights, OH
• County: Erie · 78,232 people
• Metro: Sandusky, OH
• Population (ZIP): 2,329
• Household income: $72,455
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 2.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 3% Iranian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.78%
• Current HPI: 203.6738
• 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

5 events — show timeline

• 2026-04-01 Relisted — MLSNOW
• 2026-02-26 Contingent — MLSNOW
• 2026-02-02 Relisted — MLSNOW
• 2026-01-16 Contingent — MLSNOW
• 2026-01-10 Listed $150,000 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $3,548 · -1.5% YoY. Source: county tax records.