None · Burton, OH 44021

$125,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 18 Days on market

Built 1950 0.62 ac lot $145/sqft · 15% below area Est $148k · 15% 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 +30.0/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready Ranch home located on over . 62 of an acre property, conveniently located near OH-44, US-422, and just minutes from Punderson State Park, LaDue Reservoir, Burton Wetlands and many other local attractions. The home features a living room with refinished hardwood floors that is open to an eat-in kitchen with breakfast bar, all appliances included, and access to a deck that overlooks the spacious backyard. A separate fenced-in area off the deck provides a secure space for pets or play. Pull down stairs to an attic and a shed in the yard are perfect for storage. Recent updates include: freshly painted interior (2023), replaced light fixtures, carpet in the primary bedroom and microwave (2024), crawl space sealed. INCLUDED are ALL kitchen appliances, washer/dryer, window blinds, and a 1-year home warranty.

Key facts

• Over .62 acres
• Yard shed
• 0.62 acre lot

Tags

• OVER .62 ACRES
• DECK OVERLOOKS BACKYARD
• SEPARATE FENCED-IN AREA
• PULL-DOWN ATTIC STAIRS
• YARD SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#172 in OH, #2,708 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Berkshire Local (town): math 52% / reading 60% proficiency, ranked #335 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 20 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Geauga County population projected to shrink 7% 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.55%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $147,660
• List price: $125,000
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16195 Snow Rd	0.00mi	2/1.0	864 (0%)	5mo	$168,000	$194	96

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $10,478
• Equity at exit: $18,638

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $48,688
• Equity at exit: $10,808

Cash invested: $35,000 (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 44021

• Home prices YoY: -26.7%
• Active inventory: 20
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $483

Break-even live

Break-even rent $1,035

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-01
   status $125,000 Pending 18 DOM
2. 2026-06-01
   days on market $125,000 Active 18 DOM
3. 2026-05-31
   days on market $125,000 Active 17 DOM
4. 2026-05-12
   listed $125,000 Active 603-char remark
5. 2026-02-05
   soldstatus $168,000
6. 2026-02-02
   soldstatus $168,000 Closed 826-char remark

   Show marketing remark (826 chars)

   Move-in ready Ranch home located on over . 62 of an acre property, conveniently located near OH-44, US-422, and just minutes from Punderson State Park, LaDue Reservoir, Burton Wetlands and many other local attractions. The home features a living room with refinished hardwood floors that is open to an eat-in kitchen with breakfast bar, all appliances included, and access to a deck that overlooks the spacious backyard. A separate fenced-in area off the deck provides a secure space for pets or play. Pull down stairs to an attic and a shed in the yard are perfect for storage. Recent updates include: freshly painted interior (2023), replaced light fixtures, carpet in the primary bedroom and microwave (2024), crawl space sealed. INCLUDED are ALL kitchen appliances, washer/dryer, window blinds, and a 1-year home warranty.

7. 2025-12-29
   status Pending 826-char remark

   Show marketing remark (826 chars)

   Move-in ready Ranch home located on over . 62 of an acre property, conveniently located near OH-44, US-422, and just minutes from Punderson State Park, LaDue Reservoir, Burton Wetlands and many other local attractions. The home features a living room with refinished hardwood floors that is open to an eat-in kitchen with breakfast bar, all appliances included, and access to a deck that overlooks the spacious backyard. A separate fenced-in area off the deck provides a secure space for pets or play. Pull down stairs to an attic and a shed in the yard are perfect for storage. Recent updates include: freshly painted interior (2023), replaced light fixtures, carpet in the primary bedroom and microwave (2024), crawl space sealed. INCLUDED are ALL kitchen appliances, washer/dryer, window blinds, and a 1-year home warranty.

8. 2025-12-15
   historical Contingent 826-char remark

   Show marketing remark (826 chars)

   Move-in ready Ranch home located on over . 62 of an acre property, conveniently located near OH-44, US-422, and just minutes from Punderson State Park, LaDue Reservoir, Burton Wetlands and many other local attractions. The home features a living room with refinished hardwood floors that is open to an eat-in kitchen with breakfast bar, all appliances included, and access to a deck that overlooks the spacious backyard. A separate fenced-in area off the deck provides a secure space for pets or play. Pull down stairs to an attic and a shed in the yard are perfect for storage. Recent updates include: freshly painted interior (2023), replaced light fixtures, carpet in the primary bedroom and microwave (2024), crawl space sealed. INCLUDED are ALL kitchen appliances, washer/dryer, window blinds, and a 1-year home warranty.

9. 2025-12-11
   price $167,000 826-char remark

   Show marketing remark (826 chars)

   Move-in ready Ranch home located on over . 62 of an acre property, conveniently located near OH-44, US-422, and just minutes from Punderson State Park, LaDue Reservoir, Burton Wetlands and many other local attractions. The home features a living room with refinished hardwood floors that is open to an eat-in kitchen with breakfast bar, all appliances included, and access to a deck that overlooks the spacious backyard. A separate fenced-in area off the deck provides a secure space for pets or play. Pull down stairs to an attic and a shed in the yard are perfect for storage. Recent updates include: freshly painted interior (2023), replaced light fixtures, carpet in the primary bedroom and microwave (2024), crawl space sealed. INCLUDED are ALL kitchen appliances, washer/dryer, window blinds, and a 1-year home warranty.

10. 2025-11-11
    listed $169,000 Active 826-char remark

    Show marketing remark (826 chars)

    Move-in ready Ranch home located on over . 62 of an acre property, conveniently located near OH-44, US-422, and just minutes from Punderson State Park, LaDue Reservoir, Burton Wetlands and many other local attractions. The home features a living room with refinished hardwood floors that is open to an eat-in kitchen with breakfast bar, all appliances included, and access to a deck that overlooks the spacious backyard. A separate fenced-in area off the deck provides a secure space for pets or play. Pull down stairs to an attic and a shed in the yard are perfect for storage. Recent updates include: freshly painted interior (2023), replaced light fixtures, carpet in the primary bedroom and microwave (2024), crawl space sealed. INCLUDED are ALL kitchen appliances, washer/dryer, window blinds, and a 1-year home warranty.

11. 2023-12-12
    historical
12. 2023-12-12
    soldstatus $122,000 Closed
13. 2023-12-01
    soldstatus $122,000
14. 2023-10-11
    listed $122,000
15. 2016-09-09
    status Pending
16. 2016-09-09
    soldstatus $89,000 Sold
17. 2016-07-11
    historical Contingent
18. 2016-07-01
    status Active
19. 2015-12-10
    historical
20. 2015-09-28
    listed $89,900 Active
21. 2011-12-29
    soldstatus $80,000
22. 2008-10-01
    soldstatus $30,000

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,635 · $136/mo
• Expected delta: +$315/yr (+$26/mo · 23.9%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,750
• − Mortgage interest: −$7,002
• − Property taxes: −$1,320
• − Insurance: −$625
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,636
• Taxable income: $4,007
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $4,830/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: Berkshire Local
• NCES district ID: 3904716
• Math proficiency: 52% ▼ -17.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $58,347
• Composite: 48.53/100
• National rank: #2117
• State rank: #335 of 656 in OH

Livability — Burton

• Score: 78/100
• State rank: #172
• US rank: #2708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Geauga · 90,510 people
• Metro: Cleveland, OH
• Population (ZIP): 5,739
• Household income: $79,359
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 7.9

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Polish 13% Romanian 6% Slovak 3%
• Foreign-born: 0%
• Languages at home: 79% English-only · German/W. Germanic 19% Spanish 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.64%
• Current HPI: 207.6825
• 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

+316.7% since first listed

20 events — show timeline

• 2026-06-01 Pending — MLSNOW
• 2026-05-12 Listed $125,000 MLSNOW
• 2026-02-05 Sold (Public Records) $168,000 Public Records
• 2026-02-02 Sold (MLS) $168,000 MLSNOW
• 2025-12-29 Pending — MLSNOW
• 2025-12-15 Contingent — MLSNOW
• 2025-12-11 Price Changed $167,000 MLSNOW
• 2025-11-11 Listed $169,000 MLSNOW
• 2023-12-12 Listing Removed — MLSNOW
• 2023-12-12 Sold (MLS) $122,000 MLSNOW
• 2023-12-01 Sold (Public Records) $122,000 Public Records
• 2023-10-11 Listed $122,000 MLSNOW
• 2016-09-09 Pending — MLSNOW
• 2016-09-09 Sold (MLS) $89,000 MLSNOW
• 2016-07-11 Contingent — MLSNOW
• 2016-07-01 Relisted — MLSNOW
• 2015-12-10 Listing Removed — MLSNOW
• 2015-09-28 Listed $89,900 MLSNOW
• 2011-12-29 Sold (Public Records) $80,000 Public Records
• 2008-10-01 Sold (Public Records) $30,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,320 · -0.1% YoY. Source: county tax records.