14895 Gar Hwy · Chardon, OH 44024

$155,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 173 Days on market

Built 1957 0.96 ac lot Est $242k · 36% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Schools +6.8/10.0
• 1% rule +6.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity for this ranch home on almost 1 acre of land. This home features 3 bedrooms, a formal living room and large family room. This home also features a rear enclosed porch with a hot tub for your relaxation. This home also features a tool shed and large two car detached garage. This home also offers a great location being only 10 minutes from Chardon Square. The seller makes no representations or warranties about the condition of this home and it is to be sold in as is condition. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers will be considered until first look period expires. No offers regardless of

Key facts

• Ranch home
• Tool shed
• Hot tub

Tags

• RANCH HOME
• ALMOST 1 ACRE
• REAR ENCLOSED PORCH
• HOT TUB
• TOOL SHED
• 10 MINUTES FROM CHARDON SQUARE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.3% in Chardon — 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 87/100 on livability (#33 in OH, #318 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Chardon Local (town): math 78% / reading 79% proficiency, ranked #56 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 79 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $155k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $242,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9631 Kile Rd	0.62mi	3/2.0	1,312 (+1%)	4mo	$245,000	$187	62

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,546
• Equity at exit: $23,111

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $18,261
• Equity at exit: $13,402

Cash invested: $43,400 (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 44024

• Active inventory: 79
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $291

Break-even live

Break-even rent $1,339

Max offer price $155,000

Occupancy floor 78%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-01
   status Pending
2. 2026-02-20
   price $155,000
3. 2026-01-09
   price $165,000
4. 2025-10-09
   listed $175,000 Active
5. 1994-12-02
   soldstatus $94,000
6. 1989-10-26
   soldstatus $85,000
7. 1987-10-09
   soldstatus $65,000

ⓘ 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: $2,169 · $181/mo
• Projected year-2 tax: $2,293 · $191/mo
• Expected delta: +$125/yr (+$10/mo · 5.7%)

ⓘ 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 ≥94°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: $20,498
• − Mortgage interest: −$8,682
• − Property taxes: −$2,169
• − Insurance: −$775
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,509
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $3,236/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: Chardon Local
• NCES district ID: 3904718
• Math proficiency: 78% ▼ -6.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $68,705
• Composite: 68.2/100
• National rank: #352
• State rank: #56 of 656 in OH

Livability — Chardon

• Score: 87/100
• State rank: #33
• US rank: #318

Category grades

Amenities B Commute F Cost of living A+ Crime A+ Employment A- 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
• City population: 24,376
• Metro: Cleveland, OH
• Population (ZIP): 24,376
• Household income: $104,808
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 5.6

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -193.59%
• Current HPI: 205.447
• 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

+138.5% since first listed

7 events — show timeline

• 2026-04-01 Pending — MLSNOW
• 2026-02-20 Price Changed $155,000 MLSNOW
• 2026-01-09 Price Changed $165,000 MLSNOW
• 2025-10-09 Listed $175,000 MLSNOW
• 1994-12-02 Sold (Public Records) $94,000 Public Records
• 1989-10-26 Sold (Public Records) $85,000 Public Records
• 1987-10-09 Sold (Public Records) $65,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,169 · -0.2% YoY. Source: county tax records.