14831 Calaboone Rd · Doylestown, OH 44230

$45,000

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.73 ac lot ↓ 40% since listing

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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 +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment home, needs work to settle an estate right off Route 21.

Key facts

• 0.73 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 78/100 on livability (#156 in OH, #2,375 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Chippewa Local (suburban): math 71% / reading 76% proficiency, ranked #116 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 30 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).
• This rent is only 17% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wayne 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 + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1900 — 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: 2.39% ✓
• Cap rate: 18.69%
• Cash-on-cash: 44.29%
• DSCR: 2.97
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $172,914
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Koehler Ave	0.52mi	3/1.0	1,014 (-6%)	6mo	$150,000	$148	62
517 N Portage St	0.51mi	2/1.5 (-1)	1,088 (+1%)	7mo	$174,900	$161	62
579 Summit St	0.51mi	2/1.5 (-1)	1,032 (-4%)	19mo	$219,900	$213	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: 41.3%
• Equity multiple: 2.78×
• Total profit: $22,388
• Equity at exit: $6,710

10-year hold

• IRR: 47.6%
• Equity multiple: 5.59×
• Total profit: $57,883
• Equity at exit: $3,891

Cash invested: $12,600 (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 44230

• Home prices YoY: -24.7%
• Active inventory: 30
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $465

Break-even live

Break-even rent $486

Max offer price $45,000

Occupancy floor 52%

Sensitivity live

Price	-10% $491	-5% $478	+0% $465	+5% $452	+10% $440
Rent	-10% $380	-5% $423	+0% $465	+5% $508	+10% $550
Rate	-1.0pp $488	-0.5pp $476	base $465	+0.5pp $453	+1.0pp $442

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Collier Dr Doylestown, OH	2.0	1.5	904	$1,100	$1.22	2d	1	1.23mi
240 Collier Dr Doylestown, OH	2.0	1.5	904	$1,050	$1.16	8d	1	1.23mi

Listing history 8 events

1. 2026-03-27
   status Pending
2. 2026-03-23
   listed $45,000 Active
3. 1997-05-19
   soldstatus $80,000
4. 1997-03-19
   listed $84,000
5. 1994-04-18
   soldstatus $72,500
6. 1994-04-18
   soldstatus $72,500
7. 1994-02-03
   listed $74,900
8. 1994-01-30
   listed $74,900

ⓘ 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: $1,554 · $129/mo
• Projected year-2 tax: $1,554 · $129/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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,900
• − Mortgage interest: −$2,521
• − Property taxes: −$1,554
• − Insurance: −$225
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,309
• Taxable income: $5,228
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,326/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: Chippewa Local
• NCES district ID: 3905053
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 76% ▼ -4.00%
• Median HH income: $55,979
• Composite: 62.83/100
• National rank: #664
• State rank: #116 of 656 in OH

Livability — Doylestown

• Score: 78/100
• State rank: #156
• US rank: #2375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• City population: 8,225
• Population (ZIP): 8,225
• Household income: $74,429
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 10.3

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 6% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 6% · India, Canada
• Languages at home: 94% English-only · Other Indo-European 6%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.51%
• Current HPI: 227.4815
• 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

-39.9% since first listed

8 events — show timeline

• 2026-03-27 Pending — MLSNOW
• 2026-03-23 Listed $45,000 MLSNOW
• 1997-05-19 Sold (Public Records) $80,000 Public Records
• 1997-03-19 Listed $84,000 MLSNOW
• 1994-04-18 Sold (Public Records) $72,500 Public Records
• 1994-04-18 Sold (MLS) $72,500 MLSNOW
• 1994-02-03 Listed $74,900 MLSNOW
• 1994-01-30 Listed $74,900 MLSNOW

Property tax history

+5.4%/yr

Latest (2025): $1,554 · -0.5% YoY. Source: county tax records.