6019 Arrowhead Dr · Cortland, OH 44410

$65,000

1 bd · None ba · 528 sqft · SingleFamily · 34 Days on market

Built 1950 Fair condition 1,681 sqft lot $123/sqft · 18% below area Est $80k · 18% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +6.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked beside the US Army Corp of Engineers land with access to Mosquito Lake, this quaint rustic cabin retreat offers the perfect weekend getaway for fishing, boating, and nature lovers alike. Located on Arrowhead Dr. , also know as 0 (zero) Private Dr, this unique property is approximately is approximately a half mile from the Mosquito Creek Lake Causeway and public boat ramp, providing convenient access to some of the area’s best outdoor recreation. Launch your non-trailered kayak or canoe directly from the property and enjoy peaceful days exploring the lake. Inside, you’ll find an open-concept living room & eat-in kitchen area plus a bedroom. Electric is already connec

Key facts

• Public boat ramp
• Pellet stove
• Cabin retreat

Tags

• CABIN RETREAT
• ACCESS TO MOSQUITO LAKE
• PUBLIC BOAT RAMP
• LAUNCH KAYAK OR CANOE
• OPEN-CONCEPT LIVING ROOM
• PELLET STOVE

Property features AI

Finance

• Other: Year built reported from public records

Exterior

• Parking: Outdoor parking
• Utilities: No sewer available; No water available
• Home design: Single-story home; Has a view; Above-grade finished area approximately 528
• Construction: Wood siding exterior; Asphalt/fiberglass roof
• Exterior features: Shed on the property; Waterfront; Lot dimensions approximately 40 x 42

Interior

• Kitchen: Eat-in kitchen on the first floor (approx. 23 x 11); Microwave; Range; Refrigerator
• Bedrooms: One bedroom on the first floor (approx. 10 x 9)
• Flooring: Concrete flooring in bedroom; Wood flooring in kitchen and living room
• Interior features: Total of 3 rooms; Has a view

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.2% in Cortland — 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 83/100 on livability (#64 in OH, #960 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Maplewood Local (rural): math 83% / reading 81% proficiency, ranked #51 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 70 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($63k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Trumbull 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $79,617
• List price: $65,000
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6101 Private Dr	0.27mi	2/1.0 (+1)	528 (0%)	8mo	$118,500	$224	76

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $2,660
• Equity at exit: $9,692

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $19,340
• Equity at exit: $5,620

Cash invested: $18,200 (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 44410

• Home prices YoY: -23.0%
• Active inventory: 70
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $207

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 70%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 34 DOM
2. 2026-06-17
   days on market $65,000 Active 33 DOM
3. 2026-06-16
   days on market $65,000 Active 32 DOM
4. 2026-06-15
   days on market $65,000 Active 31 DOM
5. 2026-06-13
   days on market $65,000 Active 29 DOM
6. 2026-06-12
   days on market $65,000 Active 28 DOM
7. 2026-06-09
   days on market $65,000 Active 25 DOM
8. 2026-06-08
   days on market $65,000 Active 24 DOM
9. 2026-06-08
   days on market $65,000 Active 23 DOM
10. 2026-06-05
    days on market $65,000 Active 21 DOM
11. 2026-06-04
    days on market $65,000 Active 19 DOM
12. 2026-06-02
    days on market $65,000 Active 18 DOM
13. 2026-06-01
    days on market $65,000 Active 17 DOM
14. 2026-05-31
    days on market $65,000 Active 16 DOM
15. 2026-05-15
    listed $65,000 Active 1042-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 17 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: $9,967
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$1,891
• Taxable income: $1,540
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,114/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant updates to its kitchen, bathroom, exterior, flooring, interior walls, and HVAC system to improve its condition and value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major exterior siding — peeling and in poor condition
• Major flooring — dated and worn
• Major interior walls — dated wood paneling and paint
• Major HVAC system — outdated and likely inefficient

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal
• Resale update bathroom fixtures and flooring — modernizing the bathroom would significantly increase its appeal
• Resale paint exterior and replace siding — a fresh paint job and new siding would significantly improve curb appeal
• Resale update flooring — new flooring would improve the overall look and feel of the home
• Resale update interior walls and paint — modernizing the interior would significantly increase its appeal
• Both update HVAC system — an efficient HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
exterior siding · peeling and in poor condition	Major	$15,000–50,000
flooring · dated and worn	Major	$15,000–50,000
interior walls · dated wood paneling and paint	Major	$15,000–50,000
HVAC system · outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal ↑
• Resale update bathroom fixtures and flooring — modernizing the bathroom would significantly increase its appeal ↑
• Resale paint exterior and replace siding — a fresh paint job and new siding would significantly improve curb appeal ↑
• Resale update flooring — new flooring would improve the overall look and feel of the home ↑
• Resale update interior walls and paint — modernizing the interior would significantly increase its appeal ↑
• Both update HVAC system — an efficient HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Maplewood Local
• NCES district ID: 3905021
• Math proficiency: 83% ▼ -7.00%
• Reading proficiency: 81% ▼ -3.00%
• Median HH income: $49,629
• Composite: 69.3/100
• National rank: #316
• State rank: #51 of 656 in OH

Livability — Cortland

• Score: 83/100
• State rank: #64
• US rank: #960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 16,467
• Household income: $63,158
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 9.8

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.39%
• Current HPI: 202.4062
• 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

1 event — show timeline

• 2026-05-15 Listed $65,000 MLSNOW