2530 Kinsman Rd NE · Cortland, OH 44450

$119,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 24 Days on market

Built 1960 2.61 ac lot

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Why this score? — see what drove the C- 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 +14.2/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Appreciation +6.7/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention all investors and renovation enthusiasts! This fixer-upper in Maplewood School District presents a great opportunity to put your own stamp on a property. This 3 bedroom home sitting on a gorgeous 2.61 acre lot, is a unique opportunity for the savvy buyer. Some improvements have been started throughout the home, and it also features a full basement and detached 2-car garage. Don't miss out – this is an AS IS, CASH sale. Present all offers; this will be an AS IS, CASH sale.

Key facts

• Full basement
• 2.61 acre lot
• 2.61 acre lot

Tags

• MAPLEWOOD SCHOOL DISTRICT
• FULL BASEMENT
• DETACHED 2-CAR GARAGE
• 2.61 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $20 ($239/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (13.8% below list).
• Recommended offer: $103k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: crime A+, cost of living A+, housing 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.
• Zoned schools: Maplewood Elementary School (math 82% / reading 82%, grade A+, #116 of 1,584 statewide, top 9%, 335 students, 32% FRL); Maplewood High School (math 82% / reading 77%, grade A-, #35 of 781 statewide, top 6%, 276 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($829 loan paydown + $4k appreciation (3.5% local appreciation)).
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,342 (13.8% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.86% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.56×
• Total profit: $18,858
• Equity at exit: $57,262

10-year hold

• IRR: 11.7%
• Equity multiple: 2.83×
• Total profit: $61,546
• Equity at exit: $90,945

Cash invested: $33,572 (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 44450

• Home prices YoY: 1.5%
• Active inventory: 6
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $20

Break-even live

Break-even rent $1,008

Max offer price $119,900

Occupancy floor 93%

Sensitivity live

Price	-10% $88	-5% $54	+0% $20	+5% $-14	+10% $-48
Rent	-10% $-62	-5% $-21	+0% $20	+5% $61	+10% $102
Rate	-1.0pp $80	-0.5pp $50	base $20	+0.5pp $-11	+1.0pp $-43

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $119,900 Pending 24 DOM
2. 2026-06-09
   days on market $119,900 Contingent 23 DOM
3. 2026-06-08
   days on market $119,900 Contingent 22 DOM
4. 2026-06-08
   days on market $119,900 Contingent 21 DOM
5. 2026-06-05
   days on market $119,900 Contingent 19 DOM
6. 2026-06-04
   days on market $119,900 Contingent 17 DOM
7. 2026-06-02
   days on market $119,900 Contingent 16 DOM
8. 2026-06-01
   days on market $119,900 Contingent 15 DOM
9. 2026-05-31
   days on market $119,900 Contingent 14 DOM
10. 2026-05-17
    listed $119,900 Active

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: +$229/yr (+$19/mo · 16.2%)

ⓘ 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 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,401
• − Mortgage interest: −$6,716
• − Property taxes: −$1,413
• − Insurance: −$600
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,488
• Taxable loss: −$1,800
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $671/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: 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): 2,217
• Household income: $48,289
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 13.8

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 (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Polish 7% Serbian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 85% English-only · German/W. Germanic 13% Russian/Polish/Slavic 1% 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: ▲ 3.49%
• Current HPI: 236.704
• 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

• 2026-05-17 Listed $119,900 MLSNOW

Property tax history

+5.4%/yr

Latest (2025): $1,413 · +0.5% YoY. Source: county tax records.